Connected Investors can be a source for funding but learn other profit methods.

@Jake Parks - If you're pooling money together and providing a return for people/there is an expectation of profit for someone else and that other party is not involved in the decision making/management of the deal , then you are creating a security and the answer to your question is a resounding yes.The big thing you have in your favor with partnering up with family and friends is that you have a relationship with these people already and that's the biggest thing that the SEC is looking for.

It was quite the challenge, and involved a lot of extra management time.On anything I do that is outside of affordable housing, part of my screening process for new tenants is that they have to apply online.

That would KILL your IRA and create huge tax penalties.There is a retirement plan based structure know as a Rollover as Business Startup that allows you to take existing retirement funds and use them to capitalize a business in which you are directly involved. 

Two different agents involved on this one.

I am not involved in wholesaling at all but anything landlord/property management is my life.  

There’s some work involved, but it’s certainly less risky than doing flips on Maui in my opinion. 

That's the only way I know of to be involved in a RE transaction without having any of your own money, but it's hard work.

I am wondering if anyone out here has purchased a property using this method. 

Everything is as smooth as can be for an off-market estate sale (judge involved), however there is definitely a point of concern that even my attorney isn't 100% sure about.