This would make our life so much easier (and cheaper).I feel that I am fully qualified in every way to handle this project and the best part is we love to give to charity's!

And now In the past two weeks I have a purchase agreement signed for our third rental that should close in February and will cash flow close to or better than our July purchase!

A deal is not complete until closing and all interested parties can't take that for granted.  

The key part is deciding your goals. 

@Nan EverhartAs a disqualified party to your IRA, you should not serve as the agent for plan transactions.  

Knowledge for the most part is the hardest part of wholesaling.

@Justin FernandezHere is one definition of "joint venture": "a commercial enterprise undertaken jointly by two or more parties that otherwise retain their distinct identities"For the sake of simplicity and what is most likely in our kind of real estate, let's agree for our discussion that we're talking only about 2 distinct parties (as opposed to 3 or more) joining in the JV.

The more non-institutional you go with a counter-party the less consistent the pricing will be.  

As an investor/agent I think you need to be a little more aware of making sure everyone who is a party to the transaction is happy so as to limit your liability.It can also be a little bit harder to get yourself out of transactions than if you were not licensed.

or is that something that can be calculated right after selling the property and figure out the profits for each party?