I hav seen many private equity deals where the IRR is between 20% and 30%.I also don't like the way they are mixing all the different strategies. 

Would you consider private lending?

Census data highlight population and economic trends.

Many other random ideas come up, but the general gist of all of it is to highlight whatever is a priority to HIM and provide him that value. 

Or if I still want to have the 401k Invest in an LLC, I believe I can open an LLC business account, have a form that says it is a private equity investment from the 401k, and then operate the LLC to hold a rental property.Fidelity has reps that don't understand things.

How many lots, public or private utilities and who pays utilities?

Private financing  is more likely, probably short term while you establish residency and credibility 3-5 years with a balloon. 

As a private lender, we specialize in providing funding options that could help you with your investment goals.

@Marquis Cobb locating a sponsor, just like investors for a deal takes time.Are you raising private money for the 60 unit deal?

I will teach them everything I have learned in the course of 42 years of buying and selling real estate.. building homes.. being HML  how to work with private lenders what to look for etc etc..