This time it is divorce, small kids, and loss of riding mower.  

Definitely get pre approved before you start looking to buy as you will know what your limitations are, and definitely make a budget based on all your income and expenses now and what they would look like with a mortgage, water bill, utilities to see what works best for you. 

The simplest option is SEP-IRA, but it is limited in what you can contribute (20% of your net profit.) 

Hi everyone,I have an interesting question that I cannot find the answer to anywhere on the internet. I'm looking to purchase a 4 flex in New Hampshire with a VA Loan. My question is that if I get approval from the lo...

You can get all your deals done correctly on BiggerPockets.Since you have limited capital, you can try assignments or flips to make some quick cash while the contractor or renovator gets the lion's share of the profit since they will be doing all the work to make the property more profitable.

Risk of loss.

Also, if you would sell 2 months later you will probably take a loss on refinancing. 

Also, remember that there is no limit to how many 1031s you can execute.

Since it's summer all the contractors I've gotten recommendations for won't accept any more projects so I'm kind of at a loss, and missed out on a deal on a trust sale property because I couldn't even get a contractor to walk through with me!  

Couple reasons:1) More limited financing options.2) More limited use and structure for the deals.3) Finally, if you have to inject extra cash into the property for whatever reason (manage an economic downturn or natural disaster, for instance), it's going to be trickier using an SDIRA.Syndications and private lending protect you from much of the property management nuance.