It's just a safer bet than the stock market.

When we have set up LLCs outside of the realm of SDIRAs we have been able to set up the operating agreement in a way where one partner did the down payment of 20%, the other partner borrowed the remain 80%, but we are sharing all cashflow and capital gains on a 50-50 basis since the second partner is doing all of the ongoing work. 

No I don't operate like that. 

All LLC loans require an operating agreement. 

I don't want to move there because I've already set up my life, farm, and base of operations in Willits.

If you were planning on it, then I bet you should be able to find a lender that can cross collateralize.

Of course, there are exceptions, but I think that's a pretty safe bet as a general rule. 

So he taught me how to operate as a principle not a realtor.

As Edward said, you will have to register in every state you ownand operate in.

Universities are going to make money, your best bet is to play the game with them and sometimes you can't b/c they simply control the market too much.