There are a number of SDIRAs that regularly have meetings with clientele that have IRA's that need to be invested. They do not want 1-3% returns. If you can offer 10+% returns, you likely will have a good chance at finding passive investors. There are e-books out there geared for real estate investors on how to attract investors and what things to avoid to remain legally compliant. A quick read through one of those should give you what you need to pursue something like that.