There are ways around this for sure, but will require a lot of trust on behalf of your partner since he will be putting money into a project that he is not on title for.

Are there any special tax issues given that the IRA and the partner are doing this project.

It is not uncommon to see vacancy and maintenance omitted from their projections or are far understated.

For instance, let's say your project would cash flow $300 per month as a rental- over 5 years, that would be $18000.

In fact, to get yourself this first twenty you will need to do it where you are.I like to be near to any project I'm doing.

I know I'll have to put some cash up but if I can use the equity it makes the project a lot more doable with out have to take on partners or investors. 

I have a basic one, but am looking for something more robust for both smaller project (duplex) as well as a apartment building 

I'm a construction project manager and I actually love doing it, I just hate working for someone that does not appreciate hard work and i'm sure you've all felt that way.I have a "One Thing" goal of ultimately being financially free from owning rental properties. it would be amazing to complete that goal/dream in 5 years, but realistically it will be 10.

Going full-time with numerous clients is a different beast when it comes to marketing, etc, but it doesn't sound like you necessarily want to scale that side of things.When you add in the fact that I was able to save 2.7% on the acquisition price and 3% of the re-sale price on every rehab project we completed (30+ properties/60+ transactions over 4 years), I came out way ahead.

Planning for a project that I just got under agreement... a BRRRR deal.