HMLs are not well suited If you are buying to hold.

If that is correct in my understanding then you are effectively lending monies to your IRA, which is prohibited.If on the other hand you are stating that you are creating a JV (20% IRA, 75% personal and 5% third-party), and your portion is a personal guarantee pledge of ownership to borrow the monies to pay for your share, then you are extremely close to stating that you are using your IRA based partnership to enable you to get a loan which is a prohibited transaction.While these appear to be good food for thought, as professionals we would be happy have you test the case with the IRS so that we can all learn from your experiences (I am sure Brian would concur too) :-).

That's the only logical thing I can think of but not sure how effective it is...?

RENT CONTROL: Btw, the rent control is not in effect in Richmond, although it will probably get passed on the ballot in November I am predicting..

Low cost and effective, takes a tiny bit more work but if all I have to do is go on the two sites and update the prices it's worth it.

I always thought that my COC of 7 or 8% wasn't much of anything considering you can make this in the stock market without hassles of tenants or law suits.

Plus there would be the added Cash flow of the 300 SF mother in law suite that is currently rented at $1,200 per month.

Just some of the features include...  7+ Bedrooms, 4 Full and 2 half bathsHuge master suite with a second bedroom suite on the other end of homeLarge indoor pool with 1,000 sqft green houseHuge kitchen with large fireplace2 story Great Room with huge fireplaceLibrary with fireplace, dining room, office, huge laundry room on 1st floorBasement with fireplaceSeparate 4 car garage with covered walkway to main home with caretakers quarters aboveStorage BuildingThe property estate is divided into 2 parts.  

However It is not going to be very effective for tracking leads.

My wife and I have a small start-up wholesaling company with very effective (surprisingly effective-to be honest) marketing that allows us to get some great deals all over Los Angeles county.