And they might have to to so anyway in order to avoid a charge from the irs of basis shifting in a 1031 exchange with a related party. 

You need an active business doing something creating earned income and W to to qualify for a solo K but starting off with a self directed Ira is just fine.I'm using advantaira.

I was fortunate enough to to get my 1st BRRR from my mom.

@Jaysen Medhurst so you believe eventually I’ll find one that allows what I’m trying to to do?

I guess now I need a little advice, what would you guys do in this situation. we have completely lost our leverage to to use that as motivation to get a tenant back on track.

Real estate - I would put some money out there with experienced investors who have a proven track record, 8% return or more, first mortgage with an "equity kicker", and a limited equity position.Important to to lend to the right people.

Also I'd suggest if you are going to mail, it's better depending on who you are mailing to, to mail 6-8x a year to the same people, vs more people, but less frequency. 

Just wanted to to be aware.

And when you secure a house to to a first position secured line of credit, it is even less of a no 'brainer' - maybe he won't give you 75% of the appraised value, maybe just 100k - about 30 pct - until you grow the relationship. 

I have never ever found a way to to get rid of that smell.