I want to buy an apartment complex with an old 401k by converting it to a self directed and leveraging debt.

Can someone point me in the right direction.

And of course the same applies for the importance of finding out through due diligence that the property was renovated to a marginal level.

Thank you,CourtneyThe direct interested party contributions can only be 2% for a conventional loan.

Feel free to message me directly.  

Can anyone help me or point me in the direction of resources for writing a creative commercial offer?

I know your post was about direct to seller, but in the multifamily space, if you're looking to purchase bigger deals, anything 100+ units, it's more challenging direct to seller.I would start with sites like Crexi to aggregate data in a specific market, and target what you're trying to buy. # units, time left on debt, how many years held, whatever you're focusing on.We've also had some success using wholesalers to bring us deals.

See there options, get to know the costs (huge price swings in quartz and granite) and tell them what your looking to do and they will point you in the right direction... at least it’s worked out well for me that way.

Please give me any advice so that I can make sure I am moving in the right direction before it could possibly be a massive problem in 6 months if there were to be 2 vacancies or non payment of tenants.   

These signs often indicate the presence of wholesalers, and reaching out to them directly can lead to potential opportunities.