While the 4% mortgage is great, your 1M in dead equity isn't giving you a great return.

Hi KyleThe way most real estate for sale is priced these days there’s little to no cash flow after debt service with 25% down - borrowing a down payment would put the investor in a negative monthly position. 

We certainly have many fix and flippers, and they generally raise equity (vs. debt).

Then set aside the equity to invest outside of a primary home.

Hey Steve, I am in your exact same position.

.🔥 Here’s a preview of the agenda:Mastering the Art of Choosing Syndication Investments with Brian Burke (Limited to 50 attendees—extra fee applies)2025 Market Update: Trends Shaping Passive Real Estate with Brian Burke and Jeremy RollLessons Learned from a Challenging Year with Paul Shannon, J Scott, Jim Pfeifer & Tyson MillerAdvanced Tax Strategies with Amanda Han and Matt MacFarlandInvesting with Self-Directed IRAs with John Bowens from Equity Trust Company Live Pitch Slam with LP Panelists: Paul Shannon, Chriz Lopez and Jim PfeiferPlus, network with fellow investors during interactive sessions and build connections at sponsor-hosted dinners.

I'm totally good with some sweat equity but I'm not in a position to do Roof, siding, structural repairs and such.

To make it work, ensure your HML allows second-position financing, negotiate favorable seller terms, and have backup exit strategies.

Glad to hear that you are using Equity Trust already as they happen to be our official partner for self directed IRAs. :) It sounds like you are looking for a specific investment opportunity? 

You own it so that is a good thing, but if you bought it for 165K and it will take 75K to fix it up you are not in a great position to have a great ROI.