I hold regular networking events here in SD.

I have a 0.1 Acre property for sale in Old Town, Maine which needs lawn mowing every week or two until it sells and also a deep clean and coat of paint now that the tenant has vacated.  

Some of my best deals just needed cleaning and paint.

The second thing I would be aware of is 8k seems a little low for all new flooring, paint, appliances, interior doors, and clean up.  

... 50 shades of SDIRA gray ...So if i enter into a JV with my SDIRA, and can show that the SDIRA could buy the property on it's own via a non-recourse loan, and that I could also have bought the property with a regular mortgage, then it would seem I have no direct nor indirect benefit, correct?

They have regular monthly meetings and networking events. 

3) from your experience what are the terms of investing with a JV when someone gives 100% of the funds and the other party puts in the work/sweat (sourcing notes, setting up the payments, negotiations etc).4) what would you say the advantages of performing notes upon regular real estate investing (buying a house and renting).5) what kind of return should I roughly expect?

Any local attorney that regularly practices in this area should be able to provide you with simple form contracts at minimal cost (this would take the attorney very little time).

Clean up 25k with conservative sale price of 360k.

Besides the New Western Acquisitions, what other companies in Houston that constantly have regular deals/projects?