Performing or non performing or both2. 1sts and 2nds ?

@Josh LemonsThey have a regulation A offering which is open to accredited and non accredited investorsThe great thing is they have to submit their offering circular and have it qualified by SEC as well as submit financial information etc.All this means is the information is readily available and if you do not understand it then I recommend engaging an attorney who can interpret it.

I don't want to say too much on public forum.

She waiting for things to get better but after 3 years sold both buildings because of the non-stop repairs and tenant issues. 

Any reduction in non-mortgage debt can make a big difference in your overall DTI.Since you mentioned having funds for a down payment, putting more down on your new purchase could reduce your new mortgage payment and lower your DTI.

You can transfer cash and assets from one IRA to another IRA anytime, this is a non-taxable event.   

Large non-refundable EMD will overcome not seeing it in person. 

I would recommend to all that they build a STRONG relationship with a Realtor/Broker or several Realtors, because  2.Downloaded a list of multi family owners from Listsource.com - You can get this from a Broker who can run a list of non-owner occupied properties, this features the number of beds and baths and from which you can build a mailer and network. 3.

And the code enforcement back even 10 to 15 years ago was non existent. 

However, depending on the Trust Company you work with, you might have more options with respect to the diversity of public and private market investments.