Many hard money lenders are hesitant to provide loans solely for land acquisition, and conventional loans have been somewhat limiting, especially for land deals.What is best strategies for raising private funds.So when it comes to ground up construction can definitely get 50% of the land and 100% of the construction .

This definitely helps add a new perspective.

Not sure if I can refi OUT of my retirement vehicle, but if I can, that would definitely be an option. 

They are definitely nicer than 95% of the homes you see on the average MLS listing at these price points.

But definitely looking into creative loan programs that are unique to my situation! 

And possible legal exposure from tenant. 

As a new investor you definitely want to find a good property manager.

Would definitely look at one for a LTR or STR depending on the location!

My CPA said it is legal. 

Thanks for your reply mate,Nobody is telling the little guy not to invest.I stressed what I think is a safer way of investing.If our turnkey model allowed leverage, we would have 10xed our business since 2014.I just don't believe in the model and me saying "all cash" is definitely not benefiting my company...To your example, the investor uses $100,000 to buy 4 properties at 90% LTV and a black swan event like Covid or interest rate hike happens and 3 go vacant and 2 need major turns.Then what?