@Assaf U.

The joints with the $18 cocktails didn’t do as well. 

Your MIL might consider a tightly structured Joint Venture with a local developer as an alternative.

I did not get a fixer upper but I know she has experience with that stuff, so I will PM u. 

Once I had a joint venture set up with an experienced flipper, I knew I was ready.

On one of the podcasts I remember hearing how u could buy properties in a self directed IRA and was wondering if anyone had any experience doing so in a TSP (thrift savings plan) as this is her savings vehicle for her employment.

@Huso AkaratovicYou may be eligible to exclude up-to $250,000(if not joint - otherwise its $500,000) of the gain if you lived in the house for 2 out of the last 5 years via section 121 exclusion.I wouldn't wait till the very end because you have to factor in the time it takes to find a seller and close on the property.

Essentially, a quick Google search and plugging a property into the BiggerPockets calculators doesn't make for a good partnership or joint venture, and people are going to be reluctant to dump their money into someone they don't know that does not have a resume.

After one-or-two joint-ventures, you should have the experience to get a hard-money loan for follow-on flips.Good luck!

@John West  Yes, any loan you take out is going to report the full amount owed on your credit, even if it's a joint account.