Upfront or are those points "roll over" and included on the loan?

They can roll over funds into a self directed IRA and either invest with you as a partner or Private Lender.

SQFT per unit is 610 and they are all one bedroom. currently 100% occupancy, owner says they rent easy, currently rented for $550 per. 5 of the units still owner paid electricity but owner is and has been converting those to tenant paid as the leases roll over.

you CAN use your 401k to invest in RE" (rollover SEP-IRA, borrow, cash out, etc.) but nowhere can I find out if you SHOULD use it.

I find most tenants are quite docile, especially the long stay ones and you can get them to roll over quite easily if you are nice to them.

Crash worries are very serious for those who must find a buyer to pay back a 1Y loan, or find a new lender to roll over a 5Y loan.

Due to our aggressive pricing of the houses, the realtors we have consulted have each stated that they anticipate the houses could be sold within 30 days of completion, bringing the total investment time of each house from start to sale to 120 days.We have several homes to build and therefore, we would also work with an investor / partner who would prefer to roll-over their $10,000 investment into the next house, and take out only their profit, therefore, after the second house is sold, the investor / partner has made a 100% return (all in less then one year).Everything is documented, and we would welcome you to have your lawyer review the entire investment / partnership before you move forward.

Following are some banks that our clients have used for non-recourse loans to their self-directed solo 401k plans. http://www.iralending.com/http://www.myiralender.com/Also, it is worth noting that flipping real estate in a solo 401k plan may subject the plan to UBIT; therefore, you may want consider using a ROBS as a rollover as business startup plan is not subject to UBIT.

After I brought those questions to him, he retracted the idea of getting an LLC and said to keep them in my name so I won't be paying higher premiums on rates and insurance with shorter terms because everything would roll over to commercial standards if deeded to an LLC.  

Try to find something at 70% ARV after repairs, that way in a couple of years we could move again, roll over the equity in a new purchase and repeat the process.Has anyone else done this?