@Risa HindI think you will find it challenging to craft a self-directed IRA investment strategy that will be both cost-effective and productive.Your two IRAs are separate, though they can in some circumstances be pooled into an investment together.An IRA may leverage, but most of the banks that do non-recourse loans want 34-40% down, 10-15% in reserves and want to lend at least $50K for it to be worth their while.  

If I crafted a proposal for the seller to finance a portion of the down payment, what might that look like? 

Also - " Smile , Keep Eye Contact, (no sun glasses), keep your hands and arms open, turn a quarter or half turn so your back is to the front door as it opens, (Smile and stretch your arms out open in your car just before you knock), stay positive, always be closing for appointment, set appointment for future date, get phone # and cell #, bring paperwork to appointment, ask questions as to what is the most important issue with selling this home, craft your pitch around this answer, close deal, repeat process for next deal "Door Knocking in a nut shell ...You will strike out say 9 out 10 times, so what?! 

In my case, I don't have a job, I am a entrepreneur working w/partners who are experts at their craft and adding value to them...hence I'm learning, earning and loving it.  

Since, I’ve been bitten by the bug I’ve been devouring “Frank Gallinelli - What Every Real Estate Investor Needs To Know About Cash Flow,” and all things BiggerPocKets in order to educate myself on the craft.

I'm always amazed at how creative folks are in crafting offers for services that required a full-time employee just 20 years ago!

Oakland has so many craft beer locations now it's hard to keep track of them all! 

The better question would be does anyone here know a good RE attorney that can help you craft a quality lease agreement for your area and situation.

(this way you can craft a plan of action that is solving the seller's problem). 

My next step is to get a qualified CPA on my team and craft some planning and tax strategies together.