All that land , all those buildings would have pressure to produce jobs and fruition to the communities.

I found out that we could 1031 timber deeds.you want to talk about slick.land owner sells me a timber deed.. he 1031's the timber deed to an apartment complex or other income producing asset. we make the delta on the harvest costs and market price of the logs.. we replant for them.. and they get to keep the land and have a replanted forest for future generation.. take standing timber that is not creating monthly income and now have a nice cash flow asset all for just waking some tree's.. 

Hard work to create income (hard work seems to be a lost art these days) , dedication to live within your means, grow your sources of income, invest what you save into cash producing assets, grow those assets... repeat.

We found a house we like as rental property.We could make an offer using conventional financing or should we wait to use HELOC and then refinance, essentially using the BRRR method.If we waited and did the BRRR method, we could have a profit producing asset (about $170/month) without having any of our own money in the game after the refinance.If we proceed now we would have to use conventional financing which we would have to use our cash for down payment and rehab costs.

If you do the right renovations upfront, you can get the best of the "less qualified" and produce good cash flow.Have investor client who did such that.

If you are going to be owning income producing property, the actual ownership entity should generally be registered in the state where the property is located.

Answer [Note: From CPA and not this is NOT legal or professional advice]: When you invest in a business (syndicate = business) with your IRA, the IRA will be subject to UBIT (unrelated business income tax) and UDFI (unrelated debt financed income).For our purposes, UDFI is produced when an IRA uses debt to purchase real estate.

I give them specific details on the what produces the bug and they still treat it like it must be user error.

Use the proceeds for strictly income producing property. 

Contemplate reasons an owner would want to sell an income producing property, AND be willing to finance and wait for the full balance?