In a joint venture (JV), each of the participants is responsible for profits, losses and costs associated with it.

So, I figured if I want to gain actionable knowledge, I better stop reading, and start participating.  

You are not going to be able to participate in arms' length investing on behalf of the IRA into assets such as real estate with a small account.  

If you need access to the funds of a disqualified party in order for your IRA to participate - there is a benefit between the plan and that disqualified party, and therein lies the risk.Another example would be a $1M loan with 10 investors each lending $100,000.  

They incent homeowners to have there rental business managed through their rental program (for which they take 50% of the proceeds) by withholding certain desirable resort amenities within the resort to those properties that don't participate. 

If the tenants conserve and the utility use goes down, I would offer a rebate to the tenants for their participation in utility conservation. 

The two ideas you mention require the property owner's participation.  

Purchase the house together and offer the private lender something that would make it worth his or her participation.

Do you participate in any of the REIA in the area?

If you fill out your profile and participate in the forums so people know who you are you may find that you have found the site you are looking for right here.