I effectively own a house and i have it as an investment property.

Also I need them to be licensed and bonded, If they're not licensed, and it's cost effective, I might be willing to pay for them to become licensed.Thank you BP members for any feedback!

Seems the Middle GA area is a good place to start, lots of opportunities here

Turns out buried on page 19 was something saying for 5 years I could only rent the units to people who made 40% or less of the median income, or something to that effect.

If that is correct in my understanding then you are effectively lending monies to your IRA, which is prohibited.If on the other hand you are stating that you are creating a JV (20% IRA, 75% personal and 5% third-party), and your portion is a personal guarantee pledge of ownership to borrow the monies to pay for your share, then you are extremely close to stating that you are using your IRA based partnership to enable you to get a loan which is a prohibited transaction.While these appear to be good food for thought, as professionals we would be happy have you test the case with the IRS so that we can all learn from your experiences (I am sure Brian would concur too) :-).

but so bad that too many times, the investors make wholesalers work for nothing and waste their time on something that barely exists....

I hate wasting time so my wife and I are closing on a duplex in the next week or so here in Salt Lake City, Utah.

and bidder fee'sNOt really the province of those trying to wholesale via no money down or very little and assigning. your wasting your time.NOW if your going to pay cash and resell.. then for SURE there are deals.

That's the only logical thing I can think of but not sure how effective it is...?

RENT CONTROL: Btw, the rent control is not in effect in Richmond, although it will probably get passed on the ballot in November I am predicting..