Just limited in funds to put down, especially if it needs a lot of repairs. 

They only do HELOCs on SFRs at 65% LTV.

If you don't, then you could see all your funds disappear and you wind up with no cash flow and no equity. 

1 – Rental Return with Cash Purchase Purchase: 120k+Renovation: 35kAll-In Budget: 155kAll-In Budget: 155kMarket Rent: $1300/month% Towards Expenses: 30%Annual Cash on Cash Return: 7.04%2 – Re-Finance After RehabAppraised Value: 185k 75% LTV - $138,750Cash Still Invested - $16,2503 – Rental Return After Re-Fi Cash Still Invested - $16,250Market Rent - $1300/Month% Towards Expenses: 30%Annual Cash on Cash Return: 67.2%We’re very excited to break ground on this project and once we begin construction, we’ll be sure to update everyone on the progress.

No bank will finance it, so you will need to partner with a private money person to fund this.

When you have the funds and the approval, you can move forward on your first duplex/triplex/quad house hack.

Dustin,It is possible to use a self-directed IRA to invest in real estate, however you most likely will not be able to fund it from your PST.

To try to acquire all that real estate with your limited funds and experience, and being tied to a private lender and an inevitable difficult refi. or married to co-owner, is asking for trouble.

You could expect terms to look something like 90% LTV purchase and 100% of repair at maybe 12%ish interest-only for 12 months and maybe 3 points or so and can close in 15 business days.  

I ran into this issue with crowdfunding, being that I am a non-accredited investor, thus, I resorted to the stock fund investment path.