Or make payments directly to them?  

I guess it would depend on what you're ultimately trying to achieve - it may be a better choice to go directly for a brokerage license, or to not have any at all. 

I also own a farming business (www.HealthyHenFarms.com) with my wife and 6 kids where we produce and direct market organic, pasture raised chicken to our customers in the Raleigh area.I've dabbled in real estate off and on for 20 years, mainly turning primary residences into rentals as we have moved across the country (NC, CA, GA, VA) over the years. 

My rent receivables is it's own form, lets me track a lot of details about rents, renters, dates, notes, etc without blowing up the ledger with stuff it doesn't need. 

If I could would I receive a lump sum or annuity from you based on MPV? 

Could someone point me in the right direction or give me a link to where these government rules are posted?    

Also, a self directed IRA may be the ticket for future investing.  

What if I told you, my partner and I, are willing to do the work, as we have already begun doing so (i.e. direct mailing marketing, driving for dollars, etc)?

If they are doing hourly or salaried work that is not "the practice of real estate", then you're fine.For anything that falls within "the practice of real estate" in your state, you most likely would have to pay their broker/brokerage - so they would need to have a sit down with their broker about how the fees would be allocated between the broker and the agent on the receiving end.In California, the practice of real estate is defined as:"a person who, for a compensation or in expectation of a compensation, regardless of the form or time of payment, does or negotiates to do one or more of the following acts for another or others:  (a) Sells or offers to sell, buys or offers to buy, solicits prospective sellers or puchasers of, solicits or obtains listings of, or negotiates the purchase, sale or exchange of real property or a business opportunity.

As always, the best deals are direct between you and seller!