Bryan,Here are the 3 main options to consider:1) Custodial self-directed IRA, lower upfront cost but watch out for transaction and asset based fees, have to go through custodian for every transaction, might be inconvenient for certain investments. 2) Checkbook IRA (aka Checkbook IRA), eliminate transaction fees, higher upfront cost because of special purpose LLC, but long term will provide savings and most importantly a convenience of having checkbook control over your retirement assets. 3) Truly self-directed Solo 401k, requires self-employment activity or small business, the best option if you qualify.

Then, all bets are off.My point is that the "lifetime deadbeat" thing probably is not appropriate until you look at the actual credit report resulting from the credit pull and see what's REALLY going on.My credit mentor says that scores get no one approved, but can get anyone rejected.For what it's worth ...

Property taxes ratios are very high in Kankakee,    are you looking for a realtor that will property manage for you also, or what is your plan for management,    your best bet in our area would be Bradley and some of Bourbonnais single family homes or apartment complexes.   

My problem is lack of active knowledge on this method.

used to be quite active at courthouse steps.. but pretty much a non starter these days.I had lunch yesterday with one of the biggest buyers a total of 4 homes went to sale in the whole metro area..

According to my tax attorney, I don't need to issue them because I'm treating my rentals as a "passive activity and not a business".

She's an active BP member - I would reach out to her and ask if she's still taking on new clients for 2017. 

If you do not have experience then the best bet is family. 3.

Does anyone know if there are active groups in Harford County, MD? 

The question is whether or not all parties will be actively involved in the deal (JV/partnership) or if there will be one lead/sponsor/general partner and the rest will be passive investors with expectations of return on their money (syndication).