Please see the following.There are a couple of ways to invest both your personal and IRA funds in real estate.

It's truly good for society, and I make a really nice profit that rolls into the new homes, while allowing the 12-25% cash on cash return to fund the things above.

Assuming you're getting funds at the usual 30 yr at roughly 4%, it's hard to find cash flowing in OC.

@Darius Moezinia Refinance right after the completion of a 1031 is perfectly acceptable and is a frequently used strategy when cash is desired by the exchangor who does not want to create a taxable boot situation by taking cash or be seen as inappropriately accessing profit by a refinance immediately before a sale that begins a 1031.

Submit offer with pre-approval / proof of funds letter2.

VA loans are great no down payment loans with no PMI, but their is a funding fee associated with them. 

That's why I'm thinking to get in touch with a wholesaler (I have no desire to wholesale, myself).  

Sometimes it makes more sense to move a wall to open up a room or add a bathroom to get the desired bed/bath count.

No points, no junk fees, no credit score requirement, and no interest charged on amounts not funded.

And based on one of your other posts, and what you're talking about now, I want to line up transactional funding for just that reason.