For things like direct ownership of a rental property, this is generally the better way to go.If you are self-employed and have no full time employees, a Solo 401k program is available that also provides the same kind of checkbook control, but comes with the higher contribution limits of a 401k plan.In all cases, the investments are wholly for the benefit of the IRA.  

The main reason why I chose the brokerage that I started with was the training program, coaching and how the agents raved about the company. 

When purchased in 2003 they did a precautionary termite tent and followed up with termite program till present day.

I have my certification test scheduled for June 27th.

I keep getting notice for a program called IRRL.I just bought the house a few months ago.

NACA (naca.com) has a no downpayment, no closing cost, no PMI program.. 

I found a program where I could draw a 10 mile radius around my own house.  

@Samuel  - never heard of this type of program before - we have some similar types of grants here but I am in California.

I got out of the program for our rental years ago.

In this case you always have money left in the deal.3)You never pay PMI (private mortgage insurance) if you refinance at 80% of appraisal or less.4)In Texas (and perhaps other states) if you refinance within a short period there is a discount (40% I believe in Texas) on the title insurance for the refinance.This actually saves more than the cost of the additional lender’s title ($100 in TX) when purchased.In my case I didn’t even purchase lender’s title when I bought the house with the friendly loan and still got the discount when I refinanced.My friendly loans are with my own money, lent to a friend with a personal loan, who relends to me with a mortgage loan.Our terms are mirror image for the personal loan and the mortgage loan.Ideally the loan includes all costs, including future repair as I want to be able to get all money back when I refinance.The ultimate refinance means you have no more than 80% or less of market value total into the property so when you refinance you have no private mortgage insurance to pay.That also matches with conventional loan standards of 80% LTV for investor purchases.There is no industry norm requiring you to wait any period of time for a “rate and term” refinance so you refinance as soon as the rehab is complete.There is no law about getting a “cash out” loan immediately.That is simply the current lending standard for most lenders.A “cash out” loan is one where you paid cash for the deal and now want to refinance to pull your cash out of the deal, hence the name “cash out loan”.Unfortunately industry norms currently require you to wait for 6 months before they will give you the cash out loan which is the reason I use my “friendly loan”.In Texas, once a cash out loan, every refinance by the same owner is also a cash out loan.In Texas, cash out loans are more restrictive than refinance loans and cash out loans do not qualify under some government sponsored finance programs available to rate/term refinance loans – another reason I prefer rate/term refinancing.I recycle legal docs (promissory note, deed, and deed of trust/mortgage) that I got from an attorney that I alter for each purchase.