Also, be aware that the tax deeds in Georgia do not immediately convey ownership.

Therefore, when signing the contract I represent myself as the  buyer, however, after assigning the contract I have ownership interest as the seller?

John, perfectly fine to use IRA funds to take a percentage ownership of the property (equity stake) that is intended to be flipped, however, flipping is an "active and competing business" and as such, your profits on said equity stake WILL be subject to UBIT taxes.

I now outsource that to others.If you buy a park with (nearly) all resident-owned homes, and then infill with your homes and RTO those to keep the ball rolling with tenants that exhibit pride of ownership, then you'll spend very little time on your park - I'd guess about 1 minute/week/pad (assuming you outsource your bookkeeping, GC, management, and maintenance).To your continued success,-jl-

Until which time it's determined if any of the interlopers (squatters) have any ownership interest, you won't be able to know what form of legal possession tactics to take, whether unlawful detainer eviction, partition and QTA, forceable detainer or ejectment.

*Also note that a condo is not a type of construction, but rather a type of ownership...so this is a very important distinction when looking at comps - with condos you do not own the land or common elements, and the owner pays a (often hefty) monthly HOA fee, which affects purchasing power when considering financing, which indirectly affects value.

My primary business model is to take ownership, fix, and resell via my agent.

Greetings Kristen:There are lenders in my area that are credit unions and they will permit an LLC refi at 75%-70% value, after an ownership seasoning period of 6-12 months, lender dependent. 

Keep in mind that advertising properties in Florida legally requires one of the three:1. ownership of property (as little as 1%)2. be licensed as agent or broker3. have equitable interestDBPR spoke at our REIA.

Took ownership @9%+ cap rate and are expecting to increase rents over the next year.