Most agents don't know how to negotiate commission with properties not listed - for those you need to reach into your pocket to pay them the commission.When you find an agent that you like - you may want to train him or her to do some of the following:make offers on unlisted buildings - expired listings - FSBO'srepresent you at public auctionsfarm for deals you can buygive you comps all the timeeducate you on Nothing Down techniques, delayed settlements, study periods, seller financing, no interest mortgages and other contract clauses that will accelerate you profits in the real estate businessUsing a "skinny contract" - one that is not 35 pages longsecond stage negotiations processescontrol and roll properties with out obligation to close - assignmentsmaking lease options offersmake offers subject to your approvalcreate mailing list of Absent Ownersdo a mailing of commercial propertiesto be a fiduciary buyer's broker for younotify you daily of new listingsline up financingsit in open housesadvise you on new lawsrun down foreclosureshelp you with landlord tenant lawsrepresent you in housing courthelp you understand the auction business of making money - reserve, hybrid, absolute auction -etcJust to mention a few things a good agent should do for you.Agents for the most part don't make lots of money for the services they provide - you may want to share some of you potential equity profits with them (should be a written agreement) also give them some cash for their service beyond the call of an agent's duty.Good luck in finding an agent capable to do many of the above things - 

I have always wanted to be a part of one so I can absorb ideas and techniques on all things real estate.If there is not one, is there anyone who is interested in starting one?

Are they pro rata or are there complicated distribution waterfalls, etc.?

There are many techniques to leverage the cash you have before buying and even some 100% financing options.   

Following is more information regarding the solo 401(k) and the IRA LLC.The Self-Directed IRA and Solo 401k SimilaritiesBoth were created by congress for individuals to save for retirement;Both may be invested in alternative investments such as real estate, precious metals tax liens, promissory notes, private company shares, and stocks and mutual funds, to name a few;Both allow for Roth contributions;Both are subject to prohibited transaction rules;Both are subject to federal taxes at time of distribution;Both allow for checkbook control for placing alternative investments;Both may be invested in annuities;Both are protected from creditors;Both allow for nondeductible contributions;Both are prohibited from investing in assets listed under I.R.C. 408(m)The Self-Directed IRA and Solo 401k DifferencesIn order to open a solo 401k, self-employment, whether on a part-time or full-time basis, is required;To open a self-directed IRA, self-employment income is not required;In order to gain IRA checkbook control over the self-directed IRA funds, a limited liability company (IRA LLC)   must be utilized;The solo 401k allows for checkbook control from the onset;The solo 401k allows for personal loan known as a solo 401k loan;It is prohibited to borrow from your IRA;The Solo 401k may be invested in life insurance;The self-directed IRA may not be invested in life insurance;The solo 401k allow for high contribution amounts (for 2017, the solo 401k contribution limit is $54,000, whereas the self-directed IRA contribution limit is $5,500);The solo 401k business owner can serve as trustee of the solo 401k;The self-directed IRA participant/owner may not serve as trustee or custodian of her IRA; instead, a trust company or bank institution is required;When distributions commence from the solo 401k a mandatory 20% of federal taxes must be withheld from each distribution and submitted electronically to the IRS by the 15th of the month following the date of each distribution;Rollovers and/or transfers from IRAs or qualified plans (e.g., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)

The Roth IRA elimimates that expense, and makes whatever you invest in much more profitable. if you ever need to take money out of the Roth IRA, it is a tax free distribution.  

It doesn't seem like much but you see how big banks have gotten off of this one technique for years. 

Brian and I talked about purchasing the property outright (even though, but almost because, it was a family deal), joint-venture purchases, lease purchases, and many other techniques for acquisitions.

So all I'm really doing is reconciling distributions against the statements. 

I'd do the same type of technique to raise it up and see if the footing are sufficient.. something  failed or was not properly done to begin with so the issue is within the foundation footings..