@James Maness, If the properties held in your IRA produce enough income for you to live on - you could access your retirement funds prior to normal retirement age without penalties.

@James Passemato  The both partners has to be on loan if you want to use her funds for down payment under regular conventional loan.

cash is king  !!! 

@James Thomas NakashianThanks for the opinion.

@James Maness I think the prices are getting a little high, but if you are looking to purchase low income units, I don't think they are as affected by the overbuilding of newer units that target the higher income tenants. 

Its always better to get your principal back to go do another deal.I like to take a macro view and tally up all the deals/investments at the end of the year and see what the net profit/return is.That way you can average all your deals and you may also end up with an out-sized PROFIT house that averages out the small 5K profit you made on this one.Like Lebron James says, just try to get better at your craft every day..!

@james masotti  It's so funny that you say that because we were just talking about the market turn yesterday at my local reia meeting and I was explaining like it is at  Its peak and about to turn so my plan is to flip this particular property as soon as possible just to create enough capital to then invest in a multi families because at least by doing that Having flow every month it will supplement the Down turn Because in my market that's pretty much what does make sense And yes it's a pretty nice area but I gotta say the deal is good due to the fact that we got a distressed property owner so it almost just fell into our laps 98 % hard work and positivity 2 % luck lol 

@James Masotti Good advice.

@James Park - Nashville has been exploding for a couple years and shows no sign of stopping.

Networking is the king, especially in person!