@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! 

I wouldn't venture unguided into waters that deep, but to each his own.Good luck - I hope it works out for you!

Hi BP FamilyIf you're new to investing and, have the capital and are serious about working with someone who knows what you're going through on your new found venture.

Q3: I want to do this one-time transaction under Join Venture agreement.

I would probably recommend using that money to JV (joint venture) with someone that has experience so in that way you can learn the ropes while still making some return on your money .