Will get pretty much all of my money back bringing my COC to almost infinite and I’ll have $25K equity.  

While I suppose your cash on cash return is infinite, how does the property cash flow with the payments from a loan of this nature?

@Rodney Buford, once you've got none of your own dollars left in the deal (usually after refi, if you've been clever/wise), then even $1.00 positive cash flow per month can be considered "infinite returns"!

There are some very impressive people/projects that are willing to use IRA money you just need to look and never be shy about requiring/requesting and exhaustive history of how well they've done.As a borrower, my self-directed investors a slightly more expensive than institutional money for construction, but infinitely less headaches. 

I have come slightly close to getting out all of my initial investment in the short term but I have not gotten out all of my investment (purchase + rehab) out due to 1) typically we do not get 80% LTV (we typically get 70% LTV) 2) the refi appraisals come in below market value (common issue in san Diego).Therefore I have yet to achieve the infinite return in the short term. 

The idea is to use OPM for infinite return and to grow rapidly

Keep in mind that the initial investment is often $0 when leasing so returns are infinite, it’s akin to getting a property with 100% financing and negligible mortgage payments.

In an ideal situation, a BRRRR should yield infinite return because you would have none of your original invested cash in the property.

I suppose I could still pull out the rest of my money giving me an infinite CoC return but I had just assumed to leave about 40% equity in the property in an effort to be conservative.

Because I have no money down, any cash flow generated would result in an infinite ROI.