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. 

Even though the GP only brought 10% of the equity to the deal, their distributions of profits from the venture will most likely be far north of 10%, due to their operating requirements in the deal, while the LP is a passive investor. 

Real-Estate has been the foundation for many more ventures in my life!