I'd like it to be a multifamily as I have the capital and the returns are better.

I'm trying to find a good deal without forcing one - meanwhile, balancing the temptation of big spreadsheet returns on properties that might be realistically more headaches than they are worth.

Also search rehab cost in BP and it should return lots of results

If they were comfortable with a moderate but steady return I would go buy and hold with an equity position.

The return numbers are good enough that if the risk had been minimized I could work on raising the remaining down payment to get to 25-30% down. 

Not sure if it's allowed, but out of curiosity, what kind of (annualized) returns did your gap financier get?

I think what you are looking for is someone trained in the ways of real estate investing - an agent that will:Introduce you to FSBO's - Expired Listings and other real estate opportunitiesWill be your fiduciary representativeWill make offers for you on suitable real estateWho understands creative financing; delayed settlement, seller assisted financing, assignment, wholesaling, REO, tenant selection, soft money mortgages, tax salesWho will be responsive to your financial goals and a person of integrity and trustHelp with direct mail and street marketing to locate transactionsHousing and rent court marketingAbsolute aware of financial and contract clauses as well as contract engineeringCan assist in - delayed settlement - automatic extension, performance mortgages, subordination, principal mortgages, options and joint venturesAware of bidding on REO, forclosures, tax sales and public auctionsUp to speed on commercial real estate, lots and land as well as businesses with real estateHow should you treat this wonderful person (if you can find one) -They should have a commitment from in the form of a Fiduciary Buyers Brokers AgreementYour agreement to pay them a commission on any non-listed deals they bring youA bonus agreement for great deals that you closeA gas budget - or a cash payment for gas Kind words and respectTo be sincere and active with the agentRespect from youFirst class training on how to represent youSometimes an equity interest in the great deals the agent has initiatedListings when you are ready to sellYour cooperation - all your financials, tax returns and other information that will help your agent close dealsA few free lunches ----Good luck --- Charles

Using the 4 square method and every time I do a calculation my ROI is never above 6%.  Sometimes its in the Negative.  My Monthly cash flow is usually below $150.  For calculating expenses I'm taking a percentage from...

The tax cost is generally not that high in an IRA, but avoiding that cost and more importantly the headache of the tax return are a nice benefit of the Solo 401k for folks who qualify.Plan costs are generally similar.

Through research, due diligence and education you will be able to take calculated risks that should generate great returns.