I wouldn't say that there is a way AROUND it but I would say that many lenders are flexible in what they consider liquid funds if cash on hand is tight (for example, ROTH IRA, Stocks, Bonds, Mutual Funds, etc). 

@Clayton Coombs, Over the years I've assembled a list of lenders offering non-recourse financing to self-directed 401Ks and SD IRAs.

Such as 401k, IRA, non- restricted stock accounts, business/ personal checking & saving of course 

Keep in mind though if you move to another location, a lender is going to want to see a job offer and a first paystub before moving in, OR if you are able to work remote they will just need a letter showing that you are allowed to work remote. 13K will be touch to get into the CA market of course, try to think of maybe a family member who would help out,if you have funds in a IRA/401k, or any other types of money you may have that you may need to get creative to get.

Purchase price: $76,000 Cash invested: $30,000 Single Family in Self-directed Roth IRA, using turnkey provider.

@Paul Riley I have a performing CFD in my self-directed IRA I am considering selling for another investment opportunity. 

That protects him if the new entity gets sued or does not perform.I have used this same strategy with my IRA when we partnered on deals and it saved our but. 

You can definitely reach some type of agreement with your parents on refinancing their condo.......or you can find anyone with IRA money......or even other private money......you can refinance them out of the deals later on down the line......

(better to hold REITS in a tax-sheltered way, like IRA accounts).

IRS specifically prohibits using an IRA as a security for a loan, here is a link to the IRS website for reference:https://www.irs.gov/retirement...