If I do buy notes through my IRA from non-license required states, wouldn't that open me to more risk as I can't open up a LLC for protection through my IRA?

And what approach should I take if they are not open to rent-to-own?

You never know what you’re going to find when you open a wall - and prices at that level, I’m sure nothing has really been upgraded yet.

I would be open to meeting up in the Puget Sound.

Im open to SF and MF units, with the ability to bring in partners if it makes sense.

I'm open to setting an exit plan at ~10 years instead of 15-20(buy the investor out, sell or convert to condos & sell), but anything less is throwing away a lot of excellent cash flow from my POV.Any suggestions would be appreciated. 

That is about it for now, open to questions and criticism please. 

Culinary Dropout and Orange Theory Fitness are opening right down the street from this project.

This is over a 2 week period.I'd be open to speaking to someone with tenant search experience in the S.

The same enrolled agent also suggests that opening a 'property management' business should allow the deduction of the overhead 'cleanly', but frankly creating a Sch C business with only overhead expenses to support Sch E activities seems to be 1) a HUGE RED FLAG as there is NO INCOME to the business created, and only expenses incurred over SCH E activities only.