You can't swing a hammer on the property, you can't use your own credit to qualify for the loan, you can't lend the contractor your own tools, and so much more.If you have another business relationship with this investor, outside of your IRAs, you also would not be allowed to invest your IRA funds with one another.

Your LOI is your conversation on the phone to hammer out the details. 

got hammered along with everyone else.. 

Pensacola always gets hammered.

It's a lot more work on the disposition side, but I'm too scared to have my reps calling the big cities or even an hour form the big cities, since those folks get hammered so hard.

I'm pretty handy with a hammer and wouldn't have any problem through up a counter, wall sink, etc.

@Sean H.I think your strategy only works for someone who is interested in becoming an investor and wants to swing a hammer. 

As the numbers were fabulous, I just put the helmet on, grabbed a hammer and started fixing.

@Joshua Noth @John Sledge @Michael Sato Thank you guys. 

Philosophically I think the issue is we're all too close to the GFC and expect that RE is what gets hammered in every downturn, which is inherently untrue.