The BRRRR strategy is most appealing, though I am will to work with others in joint ventures to provide a little sweat equity to learn some valuable lessons.

We ventured out to other states, including judicial so that we could increase the pool of notes that we could buy from.Yes, judicial foreclosure has its headaches but that's an advantage for small, nimble investors who can make decisions and solve problems 20 times more quickly than big banks and hedgefunds.

Here in Saint George the housing market is climbing and just want some advice for this venture.

Best of luck on your new venture! 

Securities Exchange Commission.A joint venture is not entirely passive because the investors who put up funds must have an active part in the deal.

So many things learned for me as RE was my first major entrepreneurial venture and I could've only grown from the experiences I had - good or bad.

@Ken PortaTypically a joint venture can be set up as profit-sharing.  

That should be nice and clean.You could have a more complicated situation if the IRA was joint venturing with a flipper and splitting the profits.A custodian cannot provide you with tax or legal advice. 

Instead of a lender you may want to consider bringing in a capital partner/joint venture partner.  

The experience from this has given me the confidence to venture into more active investments.