But I'd be happy to share my thoughts with you any time.What kind of returns are your clients getting to remain loyal to you?

The fact of the matter remains that the tenant has gotten behind - owes you more than 1/3 of the rent for an entire year and you had to move for an eviction.

The owner is a long term investor (Landlord), and appears to not be so motivated.

Most REO properties have a minimum commission of $1000 (regardless of how low priced the property is), which is usually enough to motivated agents that typically deal in these types of properties.You just need to find one of these agents...

I would surprised if I could rollover/merge four accounts into one solo401k (or the two SEPs into one solo401k).Second question is if my solo401k is about to purchase, say, 60% ownership of a property, can the remaining 40% be deeded to me personally and can I personally secure a loan on that 40% ownership without having UBIT kick in?

If you screen sellers properly you can find those that are motivated enough to do this.

And properties can move for far below list price.The out-of-state apartment owners are frequently motivated sellers.

Although it is true that you are allowed to negotiate shorts while acting in the capacity of your license, recent laws that have passed may be able to construe other motives.

That is why you want to buy below Market Value.Market Value is the price an asset will trade (sell) in an open competitive environment.Defined as follows: Market value is the estimated amount for which a property should exchange on the date of valuation between an educated buyer and a reasonably motivated seller in an arms-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently, and without undue influence.The delineation of "After Repair" or "As Is" technically exists only as jargon amongst REI groups and conversations.

Right now it says "seek motivated sellers, not properties" and a 2nd one that has an inspirational quote about do what you do and let everyone else f*^@ off, lol.