You will also want to address in the JV agreement that the land will be used as collateral to secure construction financing to complete the project contemplated by the JV partnership.In addition, you'll want to carefully describe your own contributions to the JV along with each parties responsibilities, and for prudence what each party would gain through the projects success and alternatively lose should the project fail.

I'd recommend checking out the Black Diamond meeting in Waltham (alternates every other month with it's 2nd location in Worcester, net meeting in Waltham is Sep).  

When I get a new house to work on sometimes my wife calls them therapy houses.

I own an office unit that houses my massage therapy business.

Any alternative strategies to consider here?

On most streets, the on street parking alternates sides each day and the city enforces it.  

Is there any alternative to taking a distribution from an old retirement plan, and doing a rollover to purchase investment property without taking a 20-30% hit from Uncle Sam if you want to have access to the cash flow?

You might try our Waltham meeting - we alternate Worcester and Waltham each month. 

I need to investigate greendot as an alternative.

Alternately, investors can submit a signed statement from a licensed professional (attorney, accountant, registered investment advisors, or broker-dealers) confirming that the investor is in fact accredited.