You keep bringing up this transferring of debt to a heloc and paying it off as if its accomplishing something.

Establish your 2025 goals.What goals do you plan to accomplish in 2025?

In addition, due to them being eligible for conventional non-commercial financing they typically have lower cap rate than 5 units and more.  

Additionally, regarding the legal structure, an LLC seems to be the most suitable option for our situation.

Additionally, take some time to drive around your neighborhood and gather information on recently sold properties within a mile radius.

You should state what you want to accomplish and why, so people with those skills might take an interest.  

Here are some additional comments to add - please be sure to read the last comment regarding making contributions to both an IRA and 401k.Can I set up a SDIRA if I have full-time job?

If I were to do a traditional VA loan, the loan would be close to 7%.Below are what I understand to be the numbers so far:Seller purchased the property in DEC 2022 for $1.13M (owned for 2yrs)Current estimates are Zillow= $1.26M/  Redfin=$1.323MOur agreed purchase price is $1.25MSeller financing would be $120k @ 8% for 3yrs.No commission cost.Small percentage of fees/ costs in the tune of 1.5% of loan amount.Let me know what you think and if you need any additional info.

Additionally, the price point is still cheap enough to find the 1% rule and positive cash flow and there's amazing appreciation potential.

The only additional thing we do is send them to collections.