I think a lot of it is mindset, or personality or whatever it is that controls how you act in certain situations.

If the other two parties want to flip a house maybe they can do just that as partners and then sell you the house which you can buy with a primary home loan with low down payment.

The bank set me in at 7.1% interest (construction loan short term) This will be a side hustle for me.

My current situation is that I always flip with other people’s money.

I assumed you'd use HELOC for down payment + another loan for the rest. that is 100% financed. 

You can purchase this with a low-money-down FHA loan. 

@Jerry Chilimidos I am not a CPA owever my understanding is any loans to your IRA can not be personally guaranteed.

My apartment bldg has 6 units, so it's a commercial loan.

You'll need to keep good records, including the appraisal if necessary, and acknowledgment from the charity.In terms of how much you’ll actually get back in terms of tax benefits, it depends on your specific tax situation (your income, other deductions, and tax bracket).

Unlike refinancing, which involves taking out a new loan, recasting keeps your existing loan terms—including your interest rate and loan duration—intact.