You're right -- and even 'though I part-time moonlight with my old gig for Roth money, cover the business expenses of cell phones/internet/mileage, there's no reason I couldn't dribble a few bucks into a Solo, then shift other IRA assets over.  

My opinion is that this will shift over the next few years in favor of single-family homes as people start valuing privacy, having space for their family and pets, and move to the suburbs.

Everything shifted to the HVAC company to prove that they did provide me with the service.I won the dispute. 

I am currently looking to shift my life into real estate from my current career, and your story is inspiring.

It should be illegal to market to people and then just crash all their hopes and dreams at actually shifting their circumstances around.

In my first year in real estate, I worked my W-2 job (evening shift), did real estate during the day and studied at least 3 to 4 hours every night.

If you take a 30 year loan, then the balance shifts and if you took a 100 year loan (if it were available) its different again.

I am not actively trying to sell them, but I would if the deal was right-- they are all cash flowing with equity in the property, but I'm trying to shift my focus from SF to MF. 

It's the same reason some flippers (no names mentioned) like to present the "cash flow" as the net of the rent - assumed debt service.Our vacancy numbers shift, depending on exactly which sub/micro market a property is located in, but on the conservative side, we use the following for monthly reserves...8% Vacancy5% OpEx5% CapEx10% PMProperty Taxes / 12Insurance @ 1.5 % of purchase price / 12If it still cash flows, we have a potential deal!

This could be one of the ways he could shift the 401k obligation to the HELOC post closing.Personally I would take the max 401k loan to do REI as well, because I can create way better returns than the risk factored returns of the stock market along with being able to force/create/benefit from increased equity, tax advantages, and cash flow.