Normally I would run down with my truck and 12 gauge with buckshot.  

However, alternatives like a Self-Directed IRA (SDIRA), a 60-Day Rollover, or a Roth IRA Conversion can help you avoid penalties.A SDIRA allows you to invest directly in real estate while maintaining the tax advantages of your IRA.

Or of any alternative strategies to make this work?

While California has long been a real estate powerhouse, Florida offers a compelling alternative with its own unique set of advantages.Let's spark some conversation!

End of that relationship came when owner called us and expected us to go pick up their guy, who's truck broke down, and drive him to the house - and didn't want to pay us anything for this!

Like you said, probably not so easy here in MA but you did give me an idea about alternative uses...I typically focus on properties that I can make buildable by solving zoning issues, access issues or minor wetland issues.  

Alternatively, DSCR loans offer long-term financing with lower rates, but they come with more complex requirements.

I'd suggest that there is essentially no tax implication for this as compared to your alternatives.

Has anyone had experience using this financing, or can recommend a similar financing alternative without the overhead of joining an inner circle?

To help support that avatar, try and have on-site parking and ideally a place where a large work truck can be parked without issue (think fully decked out F-350).