If you are self-employed, you may be able to obtain checkbook control without the need for a custodian by using a Solo 401k. 

It had just had a deal fall though due to them not being able to obtain financing due to the issues of the home.

How do I obtain these goals when the horizon is so turbulent?

At this point I was like holy sh*t....how can I possibly pull this off?

@Garen T. so they have two cat ESAs and they want a dog ESA. 

I was reading that I’ll have to get creative with my financing being that obtaining a traditional loan may not be available to me.

I recently obtained my LLC after the stimulus checks were put out.

Then and only then would I proceed with the deal.Regardless if it is a wholesaler or not, you need to know how to obtain accurate numbers (ARV and rehab) so that your purchase price makes sense.

It's one unit off from your goal, yet obtaining a residential loan is much easier compared to a commercial loan.

I've been investing in land for the past 3 years and making decent returns by either adding value with obtaining development approvals for tough parcels or subdividing larger parcels and selling lots.