He is a financial guy and here is what he told me:23 UnitsAlmost always 100% occupancy12% Cap RateBuilt in 1993Asking about $1.5MMNo agents would be involved in the deal on either the buy or sell side. 

And the answer always seem to involve increasing our monthly expenses, or decrease our amenities....  

The dpt of building of safety and the myriad agencies involved in city planning and construction in los angeles are highly corrupted.

Anything more involved seems overwhelming on my own.

The foreclosure process involves immediate winterization and they turn off the power and also the sump pumps.

are there costs involved?

Sounds like a good bet to find one that needs renovation?

My first purchase was a homerun too, and It defInately didnt come easy, there was a lot of work Involved. now Its afforded me the abIlIty to buy a duplex Im about to close on.But thats my point, your fIrst purchase wasnt Intended to be a homerun, and It became one with hard work.

Since you don't have the capital to do the deal without the IRAs to supplement your capital, your IRA is enabling you to make the transaction and personally gaining by the IRA's involvement in the transaction.  

I can’t speak for the AF but Navy doesn’t really get involved.