You're mixing two different analysis techniques.One is to assume 100% financing, then try to get $100 per unit in true cash flow.A different technique is to put in your actual down payment, figure your actual cash flow (which should be higher than $100) and compute the cash on cash return.A third technique, commonly used for commercial properties, is to assume no financing, and compute your cash on cash return assuming your paying cash for the property.

Sorry meant 8%, mixed up the months and percentage..

Nick,I think you also might be mixing the concepts of a self-directed IRA with a self-directed IRA LLC.

When it's just business that is great... but I can see the concern over mixing personal with business.

I still don't think I would allow it because then I would attract the wrong kind of tenant mix for the properties.I would almost have to charge say 1,300 a month instead of 900 a month to compensate for the extra risk.

You have a couple details mixed up:- The buyer's have a buyer's agent (call him "Mike")- The listing agent on the house next door had a backup offer from Mike's client.

Circular logic is fine for philosophy, but doesn't mix well in Business.

No losses to suspend and carry forward.You're right, but in a mixed portfolio with a free and clear and several leveraged properties, it could happen.

I would be careful about mixing activities though, and as always consult with a qualified RE attorney

So it's a mixed bag, but I think more often than not, its agents that sell homes, so MLS stats are the ones we will depend on..Thanks all once again, I will keep y'all posted!