With a self-directed IRA or 401(k), one can leverage with a mortgage, but the loan must be non-recourse - meaning no personal guarantee from you.  

While I'm not sure if I'm thinking more like one of the wealthy people Robert refers to or more along the lines of his younger self forging counterfeit lead coins in his fathers driveway.

I just knew I had to stay on my horse, find out what the challenges were, establish that I was kind but firm, and handle whatever came along.What would I say to my then self now?

When getting a loan, you can show the value of your retirement plans to illustrate overall personal worth, but IRS rules do not allow you to pledge you retirement plan as any kind of guarantee.With a self-directed Solo 401(k), the plan itself could invest in real estate, with the returns going back into the plan.

(Not sure if the units are self metered or not - am I high or low on utilities?)

-Just Start: Start building my team, network, ask for advice from other investors, make offers and obtain property, self manage, (basically the school of hard knocks) If you have any other suggestions on a different route to take, I am eager to learn.

I wonder if it's a low self esteem issue and they think if there are other people interested I won't rent to them?

@Herby Estimablehello and welcome.You should consider moving some money into a self directed IRA and then you'll be able to fund your real estate deals.

When you know if market is flipping, get a list of homes on market and see drive by them to see for your self.

All of these things are important in evaluating which opportunities are right for you.Based on this answer, the next question is do you plan to self-manage?