You are welcome to stop by and get some pointers.

JV is also tough because I have to borrow money to do this.  

I still can't stop laughing at that one. 

Borrowing at a higher interest rate does not make any sense.

I consider a bank lucky if I borrow from them, not the other way around. 

So by 6/10/2018, I would walk away with 100% ROI.I asked her why they are not going to a lender for the entire cost instead, and she responded that they have already borrowed all the money that they can, and needed this last bit to close.

So, the IRA is on title and the IRA is the borrower on the loan.Any loan to the IRA must be non-recourse, meaning no personal guarantee from you. 

But, our good sheriff says you are to stop at peeking in the windows and not go inside!

If you enage with OSC, their recommended insurer, OSC will send the notices then after the series is sent and waiting periods expire, with no response from the borrower, OSC will send you an invoice.

Ignoring that and saying investors should stop flipping houses doesn't seem to address the core issues (at least in my view).