Typically, the loan mods that I've seen from the banks and hedge funds involve "deferred principal," and only modify the note and not the Deed of Trust or the Mortgage.  

I will be using private lending and potentially hard money to fund these projects/investments. 

How can I get a realtor to work with me if I don't have proof of funds? 

Can my SD IRA LLC lend funds to someone that I'm a 50/50 business partner with to buy an income producing 2-Family house?

I wouldn’t refi unless I use the funds to invest more not to retain my capital and let it sit and feel safe.

That is, an investor puts their money in the fund, then the managers decide how to invest it. 

@David Waddleton you should read “Finding and Funding Great Deals” By @Anson Young excellent resource; all your answers and much more insight, inside.

Needless to say, I messed a lot of things up.Some things I know for next time:-make sure to include security deposits credit and prorated rent credit in the purchase contract-make sure to keep all addendums that may be needed saved on computer for quick access-get all the necessary documentation for rehab funding from the contractor before going into contract on the property (my lender needed his insurance, workers comp, experience, etc. and I was not able to get rehab funded in the loan because the contractor would not send this to me and it was too late for me to find another contractor)-check that title has gotten the documents correct before they are sent over to the seller-take pictures of the house during the walkthrough for insurance purposes-check for flood zone early on -give yourself a realistic timeline for closing-check reviews on title company before choosing oneDoes anyone else have any recommendations? 

I didn't have to touch my reserve fund.

Property would be purchased for cash in my name using his funds.