@Jay Hinrichs I admit I increased my vocabulary looking up definition of hoary,  meaning old, white or ancient... but point well put and found way to Howey test (1946) for securities is broad and can be applied to  JV's, LLC and general partnerships As such, those being a sponsor of agreements should have proper legal counsel to advise them appropriately with caution,  as mentioned its all great until it doesn't go right and money is lost. 

The LTV can be increased to a maximum of 96.5 percent if the Borrowers are Family Members, provided the transaction does not involve:  a Family Member selling to a Family Member who will be a non-occupying co-Borrower; or  a transaction on a two- to four-unit Property.

What about those who participate in that syndication, aside from the fact that their involvement is much more passive in nature.

I'll be breaking even on mine and that is after rent increases.

As Rick mentioned wholesaling of traditional real estate or notes can be a great way to increase your IRA.

I am a financial advisor by trade, so I have a decent amount of real estate knowledge, due to the nature of my career.

That alone causes increase risk.  

Also, I would increase the vacancy rate to 8-9%.

You need to ask lenders about "seasoning" requirements if you have increased the value.

(Unless you flip homes for a living)Pending Home Sales Slump As NAR Warns "Activity Has Essentially Stalled"New Home Sales rose in May, Existing Home Sales dropped in May, and today we find out that Pending Home Sales also tumbled in May... so that's 2 down, 1 up - not good (especially as mortgage apps are tumbling in June)This is the second monthly decline in a row, but Pending home sales are down 2.2% YoY - the 5th straight month of annual sales declines.Home sales fell for the year in all regions YoY, but the decline in the last month was concentrated in the South, while the other three regions reported MoM increases.