Lastly, the properties I buy, because I am not a big investor or a big fund, are usually outside of a metropolitan area. 

I'm having a very difficult time getting some of the equity out to fund the purchase of a multi-family.

I manage hedge funds and local private investors and we are able to show you annual returns every year in the mid-teens.

I'd originally thought to fund the renovations (ballpark 135k) out of pocket but we just finished the exterior and I'm now considering financing options.

@Stephen Sawrie,Do you mean can you use your SDIRA funds as a down payment and finance the rest of what you need to purchase vs. can you offer to finance OTHER peoples projects? 

The key is that 2 year work history that you'll need to establish.In certain circumstances you can use the income before you even receive your first paystub (certain relocation and job change scenarios), however typically you'll need to receive atleast 1 paystub to use it.If you have had no work within the last 12 months preceeding this new job then you may need to be on this job for a min of 6 months before you can close on this new loan which would hamper your plans to close within 45 days on this duplex.Then again scenario #3 if you have the credit and the down payment and the property cash flows from conventional underwriting perspective and you have "no credit card debts," on your credit report then you may be able to qualify any way since your debt to income or DTI will be 0% (property cash flows) no debt outstanding to qualify for as the duplex will be adding income to your scenario.I've had an underwriter okay scenario #3 above but have never funded a deal like.

Do they follow thru with funding like they say they do or does that cost as well...I don't mind spending money to make money but as long as it's legit!

Private funding is also worth looking into as well.

My retirement account is a Florida state retirement fund (so, I would have to quit my current job and possibly pay taxes and applicable penalties on the 70k and, there is a 3 month waiting period once employment is terminated).  

You're paying your tenant to live in your house, and the lost funds are losing even more by not being out making more.You need a partner.