It would sure be nice if we could get past that elementary hump and move on to more advanced topics and strategies, but the lazy will always be with us. 

Great motivation Allen, glad to hear a story of getting over that first initial hump.

@David Goings As is the case with anything that matters, that first hump is definitely the hardest.

With some diligent work, busting your hump for a few years, and being in the right place I think you could actually work $100K into such a situation.With a commercial property, your earnings are basically the cap rate, as Caleb describes, on your down payment plus the difference between your loan rate and the cap rate on the loan amount.

Since my husband is the only one working right now, I don´t know if he could open the account in the US, being guatemalan, non-resident. 

Our LLC presently owns 4 properties (1 duplex, 1 single family home and 2 vacant lots - set to build a new construction duplex this fall on one).My dad is 64 and I think is finally coming around after 10 years of us being in this partnership (we each have around $25k of our own initial capital invested -- Properties are worth around $350k total - when we build the duplex the # will go up to $487.5k with one duplex built and $650 w 2 built. -- Our LLC will be in partnership with another individual who will help me complete the build and I'm assuming 50/50 splits on the new const builds.So to get to my question - I have been pitching the idea to him that he could use funds in his 401k/IRA accounts to invest in additional real estate (If you read my other posts and my profile I've been focusing on a niche of renting to college kids here and want to expand that as I have been getting the word out amongst students thats what I do).Heres my scenario -- We are 50/50 partners in "XYZ LLC" -- can he set up an IRA to lend funds to the "XYZ LLC" (ie either a cash transaction for a property where we use funds to act quickly to purchase and then refinance later, or use the funds as a 20% down payment coupled with traditional financing etc)     The mortgage on the property would be in "XYZ LLC's" name and the mortgage would either be tied to his IRA, or bank if we get traditional financing/however we end up purchasing.He is a completely passive member of the LLC as I am active and handle day to day and he also lives in a separate city if that matters.  

You need to have built up a reserve of good will with your tenants to get over humps

I discuss it with my wife sometimes, as she worries about us being too heavily weighted in real estate and not enough in other things (e.g. mutual funds).One thing I come back to often is that to maximize your RoI in any investment, you have to know the market and know how to find the best opportunities and make the most of them.So, if you're buying 2/3 SFRs in B/C neighborhoods for a BRRR strategy, you eventually learn which neighborhoods are best and what's the best way to find the best properties at the best prices and get the best tenants for that neighborhood.

Some require the investor to pay at least 80+ % of current market value Stephen my point is once someone is in foreclosure their life and credit history is trashed.. the fact that it goes to sale at that point ( foreclosed does not affect them that much more)  So its not about helping these poor people  its about US being in the business to make a profit that the honest answer and if it helps someone OK  but thats not the primary reason or even the secondary reason that people do this work its to get a DEAL  end of story.. anything else is just well wishing delusional talk.. 

But my husband and I are a little "rough around the edges", and have seen it all, been there and done that, prior to us being Landlords.