@Mark Sullivan if you are a buy and hold investor these loans work great.

The flood insurance has also been extremely unpredictable at any of these beaches, so that's a bit of a curve ball.

You can open a Self-Directed IRA and use the IRA funds to buy a house using a Non-recourse loan. 

I toured the property when they were home and they asked me how the living situation was gonna work, which I explained that my loan said that I had to live on the property for a year, and the tenant next door was on a year lease & he was month to month... so he was going to have to leave.

I would get the insurance in my trust name.

My biggest conundrum now is I want to be my own GC because even when I play with smaller numbers they’re still out of reach for me to be able to attain this goal and afford the monthly mortgage with taxes and insurance.

It’s a beautiful old house and would be a real gem if it was restored, but I don’t have the funds or a credit score good enough to get a loan that big (without an insane amount of interest tacked on).I’m hoping to turn someone on to it who loves restoring old properties, or start investing in a group that does and tell them about my house and invest as a team.

the rest of the loan payment right now is coming back to you eventually. 

There are a number of reasons Phoenix is a top market for fix-and-flip:*Population Growth– Phoenix is still seeing population growth which creates demand for housing and increases home prices.

Is it hard money loans, angel investors, etc?