I was in contract for 36 units from a private seller, but the owner couldn't complete their post renovation occupancy requirement in time to satisfy the lender's requirement.  

Doesn't this satisfy those at the OAR and other governing bodies?

@Ryan SandersYou may want to look into a revenue participation agreement to satisfy both your desire for funds and your neighbor's desire for profits beyond a set interest rate.

However, without a mortgage recorded, the borrower could sell the property w/o satisfying the loan.  

Nothing more satisfying than knowing that your efforts can be directly returned to your own wallet!

If they can't tell you about those items....you need to look around for someone smarter)Alex, I don't mean to sound negative in this response, you seem very sincere in establishing your goals to make real estate investing as an avocation or a full time money making business.I would hate to see you spend money on useless programs that will drain your resources only to wind up highly motivated want-to-be investor with a ton of CD's and books.There is no one answer to satisfy your desire, I would say take it slowly,  associate with real investor who have a proven track record and be very curious about any course that is offered to you.Charles

Recently had a small flood of interest in my apartments after a few small renovations and don't have enough empty units to satisfy the demand.

It drives you, it propels you to sacrifice, to satisfy this need.What is your Passion?

I've always known that I wasn't satisfied with the traditional path of working for some corporation for 40-50 years and then retiring. 

., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)