Are there any circumstances now, where you can be the lender and not trigger Dodd-Frank and SAFE?

That said, I've pulled the trigger on a duplex in San Antonio and am looking for recommendations on property managers.

(A) A foreign limited liability partnership shall file a statement of foreign qualification with the secretary of state prior to transacting any business in this state.

The closing of the first sale will trigger your 45 calendar day identification period and your 180 calendar day exchange period. 

And by the time from the house being under initial contract all the way to finally selling the thing.... months of time and hassle, although costs should be accounted for its still allot of unnecessary risk and time spent with a house on your mind for not much reward. instead of using a 70% rule, do a detailed estimate on the big array of holding costs associated with inquiring and holding and selling a property, that will give you an idea of what would be reasonable for a cash buyer to need as motivation to pull the trigger.

On a slightly related topic of just holding properties in SDIRAs in general, I have a similar one.So far we (3 way partnership - LLC) own two properties through our LLC, which is 1/3 owned by each of our individual SDIRA.

16k, $550 in rent. you already work the neighborhood. no money down. paying tenant in place.What more does one need to pull the trigger?

I think you are looking for private money, people with SDIRA that are willing to fund a deal for you through a loan or partnership. 

Did you end up pulling the trigger?

(I need a bunch of people to put together a 'limited partnership' that benefits the sellers, us and the buyers, alike.