However, you could buy a property with seller financing.

Subsequently I ended up buying property in 8 states, and a couple weeks ago bought 5 properties in 5 days in 3 states.

You have the advantage of knowing people in the space and being a trusted source for housing for people coming in. 

so 80k house 10k to buy  it..

I am working with them now to buy my next flip. 

Buy-in is often more conducive than other more saturated markets and there's such a wide variety of options to choose from. 

Most people won't put in the work. 

A key lesson here is buying at the right price; overpaying by $15K can make a big difference.

@Brad Kanouse,I believe this is a duplicate of this post:https://www.biggerpockets.com/forums/311/topics/1210256-usin...But regardless, here is my answer:If you take a distribution from an IRA - it will be subject to taxes and penalties.You can convert your IRA into a "Self-directed IRA" and have the IRA buy the property, in this case you are not the owner, the IRA is.

It feels really unethical.Your comment: "I got a call from my attorney"I'm curious, since you have legal representation that you are presumably paying for, why are you asking people you don't know, who aren't there, haven't seen the paperwork, don't know the local laws or the situation, instead of asking your attorney?