Dave Ramsey would be thrilled :) I don't know of an area that will quite fit what your looking for that will match your weather requirements.

@Rich Hupper If you don't mind me asking, does your company match your 401k contribution up to a certain percent?

If the investor is worth 10 million and you are asking for 1 million held for 10 years that is a different conversation than holding 50k or 100k of their money for 10 years.My deals I have much shorter horizons for returns but I do the commercial retail development space.My investors do not make anything until the property is constructed or the lease executed and then get more equity upside on the back end.Some passive investors want mainly all high cash flow today, some want some cash flow right away and then some equity  upside, and then others do not really need the cash flow today and are fine getting some in 6 months after initial investment and larger equity gains on resale down the road.So you have to match up what you are trying to do with the type of investors who will go for that model.     

Just not clear on the distinction between a gift & private loan in this scenario.

@Ian Hoover Hi Ian, I would make sure to look for methods, procedures, and management style that will match up with you're investing sentiment.

And I met a lot of agents this way so I learned which ones I felt were a good match for me

Now I only put enough money into 401k to get the maximum match. 

Find one with a portfolio that matches your types of properties and see if they will supply any references (other property owners) that you can speak with. 

Keep in mind that any new shingles you put on will almost certainly not match the existing.

The leverage you can have in real estate has no match elsewhere.