@Sam RustI second Quest IRA, however I use Safeguard Advisors and @Brian Eastman and I refer our clients over there for note investing businessDifferences between the two:Quest IRAIf your client is testing the waters of the SDIRA world and the opportunities that await in RE, then I think Quest is great. 

In the 1930s we didn’t have the financial safeguards that we do now.

That is why it's important to have safeguards in place.

As far as a traditional partnership, of course there needs to be safeguards in place in order to protect each persons interests.

My financial situation is that I have a little more than that $50k down for liquidity that I want to keep as much as I can as safeguard for vacancy or repair.      

I have found since I have been in bigger pockets I have ran across some of the most rudest buyers who want properties but want you to work for free...I am not sure where in america it states free but I feel like this we as wholesalers, marketers, Consultants should be able to make a living as well and not just hand out properties and buyers run with them..Some of you know who you are..I run a business been in business 3 years going on 4 I have never ran into a bunch of men who whine about a piece of paper to safeguard me and my family.

What kind of returns can I expect for this duration, and what kind of safeguards can I put in place to protect my initial investment? 

I used Safeguard Financial; their fee was about $2k, but it comes with lifetime consulting.

If you establish the plan with a qualified custodian that offers self-directed Solo(k) plans, you will have them as a safeguard for compliance purposes.By the way, the advantage of a Solo(k) plan over a self-directed IRA is that Solo(k) plans are not subject to unrelated debt financed income tax.

I set up mine with Brian Eastman of Safeguard Advisors.