How about a sales contract with contingencies but with a limit where the buyer can only terminate the contract if their find material defects exceeding a certain dollar amount.

I'm curious what others have run into when comps are very limited. 

If you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLC such as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a speciality trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.Can I contribute to both a Solo 401k and SDIRA?

.- If you hold a rental until death, you can pass it on with a stepped-up cost basis, limiting captial gains if then sold (limited by inheritance tax limitations).Too many newbies on this site trying to replace their day job income via "passive" real estate investing w/o digging deep enough to understand how it really works.

Some may have very small thresholds for repair holdbacks on purchases but this is typically limited to make ready items not to exceed $2,500 in costs to cure.

I don't understand if I count since I'm living in the property or if it's only the tenants that count towards the limit of individuals that are unrelated living together.

For investors looking to maximize returns while managing risk, here’s why this type of deal stands out compared to Treasuries.Treasuries: Safety with Limited UpsideTreasuries are an attractive option for those seeking safety, especially short-term bonds with maturities of one year or less.

Quote from @Sam Evrard: How do you go about finding areas to invest in with limited capital? 

Quote from @Andrea Russin: A blanket loan would be a good way to spread the equity however it would limit your ability to easily exit one property without restructuring your loan.

GLA is 1974sq ft, 3 bed 2 bath , blt in 1974, 0.33 acre lot, 85749 zip code just outside of Tucson, AZ city limits.