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.

Keep in mind it is a risk and speculation, if something happens(market tanks, job loss, etc) then you will be out money.

The days of cash flowing and not leaving any money in the deal is gone(unless it's a unicorn). 

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.  

Engaging does not make you money.

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