I also own a farming business (www.HealthyHenFarms.com) with my wife and 6 kids where we produce and direct market organic, pasture raised chicken to our customers in the Raleigh area.I've dabbled in real estate off and on for 20 years, mainly turning primary residences into rentals as we have moved across the country (NC, CA, GA, VA) over the years. 

This includes direct costs, subcontractors, overhead costs, and other indirect costs.

I have been told that the common areas such as the hallways, stair cases, any outdoor lighting have to be put on a separate meter when renting out a multifamily home.

Could someone point me in the right direction or give me a link to where these government rules are posted?    

Also, a self directed IRA may be the ticket for future investing.  

What if I told you, my partner and I, are willing to do the work, as we have already begun doing so (i.e. direct mailing marketing, driving for dollars, etc)?

(d) Solicits borrowers or lenders for or negotiates loans or collects payments or performs services for borrowers or lenders or note owners in connection with loans secured directly or collaterally by liens on real property or on a business opportunity. 

As always, the best deals are direct between you and seller!

@Adam Sherritt, I assume you're dealing directly with a seller.

I would only do the deal if I had direct control.