And, at that time and place, it would arguably be silly NOT to do so. 100%.This post was biased towards San Francisco, and California more general to include Los Angeles and San Diego, today in 2024.

Was it included as a credit/debit on the HUD so it should have reduced your cash to close? 

When the IRA invests in real estate using debt not only does it have to be non-recourse but the IRS says, you can use leverage but since you aren't only using IRA money for this investment the retirement account is going to pay UBIT on the income generated because of the debt. 

After all expenses, including PITI, we net on average $700/month.

We have a few areas hotter than others which include West Village, East English Village, Corktown, Jefferson/Chalmers, The University District, Northend, Sugar Hill District/Medical Center, and others.If you want help navigating Detroit we would love to show you around and point you toward where the best deals are.

I'm also in the process of exploring Terra Notes, but may just stick with Notion, Pipedrive, and Excel.I previously worked at a fund and Excel was used to globally track a decent portfolio (about $100m), to include limited depth loan pacing and management.

If you are going to offer cash for keys, put it in writing with specific expectations, and include a penalty if she fails.

Definitely going to consider everything including your last point about 0% interest credit to actually execute the flip and get materials/labor.

If you want to develop it, I can refer you a lender that will lend on a completed subject to appraisal but you'll be limited if you just want it for the lot.If you simply want the land as part of your property, you have more options including a HELOC which you can still use for development down the road. 

Do you include specific clauses in each of your subject to deals spelling out exactly how insurance on the property will be handled?