Sell them on coin base, then just use that money to put down.

I took no money from the cash flow (when there was any) and I never made a late payment to the bank.This fall, nearly 12 years after the bank gave me that house, and over 15 years after I knocked on that door - after evictions, vacancies, insurance claims, and never taking a dime out of it - I sold that house and placed all of the proceeds in a 1031 exchange.

Does Hard Money typically cost 30-40% of the purchase price?? 

It’s the same thing except it’s done in the name of the IRA and all the money comes out of the IRA and returns go back into the IRA. 

This will cost you money on the back end.

There are plenty of hard money lenders out there to fund your projects.

Quote from @Carlyn Chism:I agree with Chris on a lender that might be a scam or make you may so much money interest because of the low credit score that you make $1.00 on the flip or no money.  

This helps save you money in interest if you can tap into that..

Engaging does not make you money.

The deal did not go through and they never returned my money.