Gatlinburg/Sevierville/Pigeon Forge was highly bid up due to realtors pitching inflated revenue projections. 

Have you had larger Cap Ex projects that you didn't anticipate?

Guy who inspected gave some report asking to fix the issue on roof and if it’s not addressed they will terminate policy by January,15th.

Keep in mind though those types of project are not 90 day flips in a 500 to 600k market. 

Quote from @Jonathan Chan: I used my Mom's to help her retire by becoming a lender on real estate projects, but curious to see how others are leveraging their SDIRA.  

Try to get some experience by helping your friend with some of his projects.

@Nicholas DillonI concur with @Vessi Kapoulian comments.Promised or projected returns do not mean actual returns.

On paper, it looked brilliant..cheap money, quick turnaround, and a profit projection that made his eyes light up.It taught me that the real risk isn’t just the cost of capital, it’s the predictabilty of your exit strategy.

Check the property: Make sure it’s in decent shape – no need to take on a major project right away.

He will own 1/2 of about 4M in real estate after 2 years and is already under contract on 2 more developable projects.