Are you cash flowing the property?

You’re not going to find a safe way to do what you want unless you or the “buyer” has enough cash to pay off the note. 

I only have enough cash for probably 10% down on anything id want to do.

It is a cash only deal.

I also work in the Rochester, NY area providing deals for cash buyers.

In my market - new build duplexes dont cash flow well but are typically a great 5-10 year investment. 

Purchase price: $295,000 Cash invested: $50,000 Single fam home, desirable neighborhood.

House hacking a duplex, even with negative cash flow upfront, is a great way to build equity while learning hands-on.

Cash flowing markets, low taxes, landlord friendly and large demand in renters. 

Quote from @Anshuman Thakur: Can someone please shed some light on how- convert 401k to SD IRA- how to use SDIRA to buy properties- how much down payment is typically required if we are using SDiRA to only fund downpayment on a multifamily CRE, and which banks typically work with SDIRAs- how does LLC structure- property management and cash flow work in this situation?