You've added a lot of value to my life by providing such a clear and detailed and action plan. 

Stop hanging out with your deadbeat buddies who spend all day drinking, talking sports, and otherwise wasting away.

The alternative is to set up a self-directed IRA, or better, a truly self-directed Solo 401k plan, invest in alternative assets, and then do the conversion.

How long are you planning to do this approach?

If the plan is to use this as an investment property, your client may want to check out a DSCR loan.

Any suggestions I appreciate in advance.Worst case, I'll just create something for him and walk him through things as he goes, but I'm thinking, why not document it for us both (no plans to publish or anything though)!

@Sara Donohue I don't recommend buying land if there's not an actionable plan whereby the buyer can build.

I explained to the landlord what my business plan was, and paid him a set rent amount each month (though slightly higher than market rate rent).

We bought a lot with cash 2 years ago with plans to build in 2024. 2024 was a bad year for my family.

I plan to get my RE License as well because this is a direction I want to go down for a career.