There is not set rule or amount.  

@Hector ResendezThe rules allow for investing IRA funds in real estate (see the following IRS link for more information on this: https://www.irs.gov/Retirement-Plans/Retirement-Pl...) 

Your profit margin at that total investment is pretty tight (in my opinion at least).If you buy into the 70% rule your max purchase price should be $54k.  

The 50% rule states that 50% of your income will be spent on expenses (not including mortgage). 

As I said before, if they are pooling money with little or no investor control, it is a security under SEC rules and needs to follow the rules for a security.I do not have a turnkey business, but happen to be selling a turnkey property if you wish to contact me. 

So, umbrella insurance policy, which I've never needed (knock on wood).I'm no expert, but I have also heard and read about putting property into a trust in such a way as to protect your identity as the owner; you can't sue who you can't find ... this is intriguing to me if anybody knows more about how to pull this off.

There are specific rules that must be followed, but you can do some neat stuff there like lending to flippers.

They will only lend to me personally but not to the LLC which I'm pretty sure will be a problem due to the IRA rules.

As a general rule, the LLC for rental properties is tax neutral.  

@John Arendsen  no mystery to CF on the debt side they are just HML  and if you equate it to CA lending rules were your allowed to fractionlize DT's they are basically doing the same thing pooling investors into a debt instrument. . they get rewarded with the points and servicing fee's.