my OPINION in no particular order of importance:1) see if you can borrow 20k on your 20k. 2) get you wholesaling up so get steady income3)scope out long terms deals4)network, partner up on mid term deals to use and reuse your cashGood luck

But I believe you cannot borrow from a regular IRA account to purchase real estate.  

You can form an LLC like others have suggested but any form of equity means they will share ownership in the property - so this becomes more like a partnership than a lender-borrower relationship.

That will make every loan more expensive and penalize all borrowers, not just those of higher risk.The same thing also happens in a different way with protective tariffs; the cost of goods goes up and seeds inflationary pricing, just as the FUD associated with Brexit is already doing.

You need to check with your bank where you intend to borrow and see if it is allowed. 

Will the banks count all the money you have in your 401k towards reserves or just the amount you can borrow..

To me it seems, and I could be wrong, but it seems regardless of what the market is doing there is room for investors to make moves. upward markets build equity that can be borrowed to multiply number of boxes/doors.

@Jason Hirko  there have been many threads on this companythey are Utah based so they are half lender half back room guru education companyI suspect they make the majority of their dough on the 3k turn downs.they also then charge appraisal and a submission fee of 600 to 800 per deal and from what others have posted the values would not mess they were out 4 to 5k .. and of course they are going to these folks because they advertise NO money down 100% financing.. so the borrower is out 4 to 5k is now out of money and out of business.Too me is smacks of pump and dump due diligence .. but then they say for the 3k they give them their how to get rich in real estate education materials that are worth at least 3k... :)) 5 points 15% is what I have heard..  

I would say you could find a decent asset with a $50K budget, keep at least $5K in reserve for servicing fees, force placed insurance, property tax maintenance and possible foreclosure expenses should the borrower not be able or willing to resume their payment performance.

If borrower defaults on the 2nd (or 1st for that matter) the 2nd can foreclose.