@Jack Knight Aloha , I usually offer to pay the security deposit on their new place and go from there

Your first step is to talk to a securities attorney to understand if my comment is correct, but generally, it sounds like you are doing all the work and your partners are passive.  

I know in most instances the landlord would keep the security deposit, but I have people telling me that they are contractually obligated to pay for the whole year.

Agreed with much of what's been said and would underscore the importance of securing your property (SimpliSafe is a great option) and having solid PM.

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

If so, there's the possibility that you could tap into the equity of those properties to secure a loan for the down payment; or, similarly, you could offer the other property as collateral for the seller themselves to be secured for a second loan as your down payment.  

And that's OK, because that's how something as important as a person's housing security should be treated in a just world.So you don't need to take the weight of the world on your shoulders, Ted.

You'd have rental income to help secure a Heloc. 

Some are really robust and geared towards PM companies and landlords with large portfolios.

“Prohibited transactions” include:Selling something the IRA owner already owns to the IRA.Buying something from the IRA.Being compensated by the IRA.Extending credit to the IRA.Having personal use of the assets in the IRA.Pledging the IRA to secure a personal loan.The reasoning behind these rules is straightforward: They prevent any “funny business” with people attempting to create a non-retirement benefit from their investments or to pay non-market values for assets to rig deals to benefit their families.