Any one on this thread  also be careful with lenders who offer money who cannot communicate in basic English..  

So in this case, the effective tax rate is 1%.

That depends on your effectiveness in fund raising.  

I effectively own a house and i have it as an investment property.

Also I need them to be licensed and bonded, If they're not licensed, and it's cost effective, I might be willing to pay for them to become licensed.Thank you BP members for any feedback!

Seems the Middle GA area is a good place to start, lots of opportunities here

I also sincerely appreciate having the opportunity to communicate with such helpful and knowledgeable individuals.

Turns out buried on page 19 was something saying for 5 years I could only rent the units to people who made 40% or less of the median income, or something to that effect.

If you are lacking one of the major items just communicate it.

If that is correct in my understanding then you are effectively lending monies to your IRA, which is prohibited.If on the other hand you are stating that you are creating a JV (20% IRA, 75% personal and 5% third-party), and your portion is a personal guarantee pledge of ownership to borrow the monies to pay for your share, then you are extremely close to stating that you are using your IRA based partnership to enable you to get a loan which is a prohibited transaction.While these appear to be good food for thought, as professionals we would be happy have you test the case with the IRS so that we can all learn from your experiences (I am sure Brian would concur too) :-).