Your real estate license not only gives you direct access to the MLS for sourcing deals but also positions you to negotiate and understand the market dynamics firsthand.

Or hire a lawyer to help watch you as you search the MLS yourself and talk to the listing agent directly.

Negotiate directly with sellers, are you using an agent, let them do that for you.

If I borrow money from someone directly what is the proper way of doing that?

Feel free to direct message me and I can pass on their information, they would not mind speaking with you.

However, it is important to review state and local laws regarding landlord-tenant relationships, as restrictions may apply in certain jurisdictions.

@Nixon Corpuz 401k plans are by their nature participant directed.

These typically do not require any personal credit checks and are directly based off the property in question.On top of the $10-15k as a down payment, do you have any capital to invest into the property? 

I'll send you a direct message.

On your personal joint return you have 2 x $20k = $40k loss.Bad news:You may not be able to apply your $40k loss to your income in the current year.