Without knowing anything about your background, that's a difficult question to answer.

My mort balance is $110k, while the heloc is $44k. 

One other note, investing in a self directed IRA is very difficult to do.

Makes it a bit difficult since I'm also employed full time and some of the groups meet during the day.

So while it’s more difficult to recruit investors when your projections are conservative, it’s much easier to retain them.  

@Ryan Rochefort I would say it will be extremely difficult to find a money partner for a house hack unless you would be paying rent at market rates as well. 

Let's pretend they're in good shape, so you have investors (since you have rent roll) AND owner occupied looking at the same property. 5k cash flow might be difficult whatever route you go though, you figure you're generally getting about 1% rent per unit w/ 20% down or so you're looking around few hundred mo cash flow per do. 

It is difficult to scale without debt or partners with money.

Property purchased via "Subject To" and a wrap mortgage for the loan balance.

Your investments in Limited Recourse Obligations (LROs) would be subject to a resolution process as any other obligation on our balance sheet.