@Frank Alfano agency debt is very competitive (75-80 ltv, non-recourse, fixed-rate etc); you can syndicate and raise the equity portion needed from friends and family, provided you can market and lead the project.

I've been exploring new strategies with the BiggerPockets community, and I recently stumbled upon two completely free courses on self-directed IRA investing that changed my perspective.

Mission Driven 80% AMI rents also only account for the “tenant-paid portion” of total rent.

I'm making some pretty big moves right now and changing my business plan in a new direction, so I don't want to die of shiny object syndrome, but this method really speaks to me.

So, if I withdraw $60K, about 75.24% of that should come from contributions (since that’s how my balance is structured).75.24% of $60K = $45,014 → Comes from contributions (no tax or penalty)22.38% of $60K = $13,428 → Comes from earnings (subject to taxes & penalty)Taxes & Penalty on the Earnings Portion ($13.4K)Federal Income Tax (24%) → $3,219Early Withdrawal Penalty (10%) → $1,342Total Tax & Penalty: $4,562Net Cash After Taxes and Penalty Fee: $55,437The DilemmaIf I leave the money in my Roth 401(k), continue contributing $525/month, and earn 8% annually, my balance could grow to:$229,865 in 10 years$606,905 in 20 yearsBut if I buy the property, it could generate $15.6K/year in pure cash flow, plus appreciation.

This method is simple, free, and fast.You could also provide deposit slips, so tenants can deliver their payment directly to the bank.

There are types of deductible debt: - Acquisition debt (a loan to directly acquire an asset)-Renovation loan (loan against an asset, used to renovate that asset)-Replacement debt (a loan which is a refinanced replacement of an initial qualifying replacement). 

However, if your business owns real estate, that portion of the sale may qualify for a 1031 exchange, allowing you to defer capital gains taxes by reinvesting in another like-kind property.

My numbers are really accurate for the exception of the tax portion. 

Tax-wise, only the rented portion is deductible, and depreciation recapture applies on sale, increasing taxable gains.