That’s through multiple crashes.  

@Sunny C.If both the IRA and the individual pools their funds in the same LLC, then title to the property would be in the name of the LLC.Also, while IRAs are already afforded full creditor protection in New Jersey, the LLC is ideal for pooling multiple investors funds.

I get all the perspective and thanks for sharing; so I can assume that the guarantor requirement is going to stay regardless and there is no avoiding that until we have some "skin" in the game....?

@Aundre Oldacre - you may be able to find a bridge type lender that will allow a bit of cross collateralization but make no mistake, you will have to put some cash skin in the game. 

Some automatically do not approve applicants with multiple collections regardless of what they are for, while other look more specifically at the nature of the collections. 

You have multiple ideas including multi family, SFR, perhaps Airbnb and even farmland or running a business renting out to farmers for the agricultural exemption.

You have multiple ideas including multi family, SFR, perhaps Airbnb and even farmland or running a business renting out to farmers for the agricultural exemption.

You have multiple ideas including multi family, SFR, perhaps Airbnb and even farmland or running a business renting out to farmers for the agricultural exemption.

Or close on the place, do a few most important things and then hopefully resell for just enough to come out with my skin on? 

I don't mind having multiple payments, I just set up everything on bill pay.