Here’s how using a Self-Directed IRA (SDIRA) to invest in real estate enhances these benefits, especially for those looking to diversify their retirement portfolio: Tax-Advantaged Growth: Real estate investments inside a self-directed account grow tax-deferred (traditional SDIRA) or tax-free (Roth SDIRA), meaning rental income, appreciation, and even gains from selling the property stay shielded from taxes until withdrawal—or forever in the case of a Roth!

Does anyone know of any lenders that will give what were looking for even if the title of the home is in an LLC? 

If a HELOC isn't an option due to Texas laws, you could consider a cash-out refinance with another property or a portfolio loan, even if you want to keep your current rate.

I'm definitely someone who prefers higher quality even if that means building a portfolio takes a bit more time.

In the meantime, most of my capital is tied up and I am looking to be Super creative and I have absolutely the time and energy to cold call until i find someone that is game...even if i got to get a property in Alaska.

Even my title company will send me a receipt.

Even if it was $100k, 32 units would cost $3.2mm to build.  

You can do like a 2-1 buydown, 3-2-1, or even a 1-year buydown I think!

Every little thing in the project should be in writing, even down to the door stops :-) See my tile spec sheet below ...Two problems with your post though - 1) In my experience, most problems come from the customer changing their minds constantly.

It’s not even close (FT).