Many opt for other investing methods in their SDIRA like private lending, crypto, private equity...anything except collectibles and life insurance.Note that a Solo 401k is exempt from UBIT on leveraged real estate so if you have self employment activity and no full time employees save for you and your spouse you should consider the Solo K as an option. 

Will interest rates go up or down when Freddie/Fanny are 100% privatized?   

Will Add in CA  there are 3 ways to do the Private loans.. 

If you are a DST investor with Crew Enterprises formerly known as Versity, and before that NB Private Capital, and have had your monthly distributions suspended I'd like to hear from you.

This is a 3 story town home (detached) that shares a private sewage line with 7 other homes.

Question: Should I collateralize the loan (if using private or hard money), or rely on roll-over loans (to maximize the lower points and 3-4% rate)?

On a boots-on tour, I'd NEVER say "no, stay away, just send me your $ and hope it comes out well" that's shady. 

Why not just advertise it as a 4 bed/4 bath and promote the apartment as its own private suite? 

Do some smaller dollar private lendingA property is too capital intensive and $20k will not get you very far.You also did not describe what level of risk you want to take, so that is something also to take into consideration when evaluating where to invest.

Feel free to private message me with any additional questions.