If FHA you will have to live in the home for a defined time.

Once you feel comfortable with the deal at the project level, you need to structure the deal you are making with the landowner/JV partner and use the numbers and the time you have defined to shape your partnership agreement.

@William WashingtonI agree with @Danny Randazzo in a deal this size it is probably better to form a JV and clearly define your roles and voting rights in the operating agreement.

Cash flow is usually an apples-to-oranges comparison... depends on what you define as "cash flow". 

You can invest in real estate, absolutely, and your SDIRA can partner with others, as long as they are not disqualified persons (Google can define this for you).A Checkbook Control IRA may be a better fit than a run of the mill SDIRA.

It's a matter of thinking through the transaction, start to finish, define roles and responsibilities of each party, and then ensure a fair split of equity.

I found good ones and I found bad ones.I think the biggest thing is paying them correctly; avoid prepayments, and don't pay by the day/hour -- pay for completion of a very well-defined task or scope of work.One good advice that I actually took was this - if you have some friends that are in insurance, go ask them if they have any clients that do certain types of contractor work. 

And yes, I would have these and my criteria defined prior to pursuing the deals.

Surplus, if any, would go to the estate and the probate court would do the distribution to the court defined successors. 

Smith - when I got licensed I had the idea to use my first language German as an inside edge to define a niche.