I do an almost immediate Cash out refi (hybrid) where the cash out part is my CAPEX, etc...

I'm popular with the wives, children, men, and can cook a mean chicken piccata while juggling.How's that for a party resume?

For @Lester Williams, Jr. if you would've bought you would be seeing some pretty good appreciation for Memphis comparatively but the best part is you would've had great cash flow. 

In July 2014 I bought a 200+ unit deal in Dallas, TX for $6 million and at closing the property appraised at $7.4 million.The deal was off-market and I located by doing a strategic direct mail campaign.This was a tough repositioning deal, but since buying, I have spent $500k of my $750k rehab budget doing interior and exterior upgrades.I am working with a third party management company in TX and we have increased rents over a $100 per unit since acquisition.We increased occupancy from 84% in July 2014 to today we are 99% occupied.I raised $2 million for the deal by doing a syndication.

If you don't perform as a buyer due to lack of financing, your name will be mud with the parties involved.

For the most part I have done a good job, but sometimes we have to vent.

It's simply an accounting methodology and there are actually no funds transferred between any parties.

I currently have one in mind and working with a realtor to sink the deal but the investor part is, of course, the hard part of all this!

This means:You must use a property manager; you cannot manage the property yourself.You may not personally do work on the property; a third party has to do it and the invoices paid by the custodian or the property manager.You may not mix personal and IRA funds or the entire transaction may become an "early withdrawal" from your IRA and taxed as such.You must report the market value to the custodian each year.Rental income flows into your IRA, which you can utilize according to applicable IRA rules.

As and investor selling to other investors this doesn't matter just use the contract to make the costs work for all parties.