I loved the solo401k ability to take a loan.

Most just don't have creativity or ability to see the risk really isn't much at all.

That is so cool as having the ability to get out of the 9-5 is a 5 year goal of mine.

If a realtor isn't accomplishing this for you to the the best of his abilities, then he should see it coming anyways.

If you wait until next year to buy a property due to income constraints, the lending criteria may change, interest rates rise, market may change (likely) and any number of factors that could stand between your ability to find the money you seek to buy another investment property.

While I still like the idea of starting my own business, I have realized real estate investing is more in line with my abilities and background (my dad is a real estate developer and I did most of the rehab on our current home).

Moreover, I have received my California Real Estate license, so I would be offering the ability to sell the house when it is ready to go onto the market.  

@Robbie Pratt  I agree with @Albert Bui that in the case of non-recourse financing lender is looking at the underlying property as a security for the loan and the property's ability to produce cash flow.

This is because you need capital for long periods of time, making it tougher to find lenders or equity partners.A lot of buy-and-hold investors will also have a more active strategy (real estate or something else) that allows them to generate additional income to speed up their ability to build a rental portfolio.  

Most board of realtors  contracts will have a non assign-ability clause in them.