If you're not using Hard Money and the property won't qualify for conventional financing, then you'd probably need to locate private money or if you have friends with IRAs, they can be self-directed to invest in real estate.

Their rates are good but boy, they looked at my financials and ask some funny questions such as asking for proof that I could withdraw funds from my SEP IRA account, and that I need to provide documentation to verify that  this employer sponsored retirement account allows for funds to be withdrawn, or if withdrawals could only be made in connection with the borrowers employment termination, retirement or death etc. everyday they sent me something new to answer.

The way I'm looking at it, if my spouse and I only do employer matching for the 10 years we would have more than enough in there and still 10 years out from being able to access it.I do plan on doing 401k loans for deals if the numbers check out, and I've considered rolling over some of our 401ks into roth IRAs to access our contributions but we'd have to pay taxes out of pocket (a big hit to cash flow) and we couldn't touch it for 5 years.  

@Peter NeillI see you're back with PPR.I'm considering investing in PPR within my Roth IRA? 

His expertise in IRAs, trusts, and asset protection was truly impressive.

Absolutely you can, I rolled over my IRA into a fund making double-digit returns. 

Biggest gains are if you do it out of your IRAs.

Contributing to a Solo 401(k) or SEP-IRA can reduce taxable income, and Section 179 or bonus depreciation lets you deduct equipment costs upfront.

Quote from @Eamon Conheady: I was purchasing a multi family through an IRA LLC and was utilizing debt to finance it, requiring a non-recourse loan.

I hired an IRA-approved valuation company to value that note at that time.