@Nicole ShoafYou are correct and have equity locked up in those units, a good lender can give you options on HELOCs or other loan products that could help get some equity out without selling.

I had two real options, University of Oklahoma or Oklahoma State University.

My view is there is more protection on a wrap than a sub to and with the right disclosures and underwriting can be an alternative option. 

Credit is a factor as bad credit may limit options, or may have the lender require you to put 10 or 20 years of taxes and insurance into escrow. 

How many mortgage lenders have you spoken with to get qualified and discuss allowable down payment options?

Also be aware of Unrelated Business Income Tax (or UBIT) on leveraged real estate inside of an IRA.Or better yet, since you are self-employed - go with a truly self-directed Solo 401k plan, which would be a much better option and will help you avoid the UBIT on this investment.

Looking forward to reviewing these options.

Example; I am invested in a fund that does active option plays on Tesla.

I don't have any brand preferences personally (I use Fantasy Spas at most of my units but I'm sure there are alot of reputable options), but just make sure wherever you place it is built to handle that type of weight.

I would finish 4/6 rooms down there with proper egress and optional ventilation.