I feel like it's time to pull the trigger, but they are many uncertainties about today's economy.

If you find a decent enough place, pull the trigger.

Running  a real estate company and a number of partnership for our rentals.  

I don't think there is any way to get a loan inside an IRA without triggering UBIT tax, but if you can qualify you may be able to open a solo 401k and roll your IRA into the solo 401k which will allow debt on rental real estate as long as you don't personally guarantee the loan, you might want to reach out to @Dmitriy Fomichenko and see if you can quality.I would avoid the distribution if at all possible Hope this helps, Good luck  

@Garrett CanterFirst form a Holding LLC as a partnership in Wyoming/Nevada.

However, the modification may invoke some sort of trigger in the second, but it's up to the second to protect their interest.

I don't have a lot of income or assets so it wouldn't be easy for me to quality for a loan.I do, however, have some high-net-worth friends that are happy to invest with me if I can find and execute the deals (primarily run-down residential properties with potential to add value through rehabs.)I recently completed a very successful rehab project in a partnership like this.

I just wanted to make sure a partnership is the right answer for both of us long term.  

My mid-term goal (3-6 months from now) is to form or join a partnership with equity partners who aren't interested or able to be involved in the day-to-day and I can provide sweat equity in the form of making sure the process happens on time/budget/standard.

@Sundiata Jackson If you end up pulling the trigger on the deal and are looking to sell as "turnkey" please PM me.