I had anxious clients that on there own got the deferral and then by the time we were ready to get the loan the deferral was only for the remaining 10 months so the debt had to be counted on there DTI.Remember he who has the gold makes the rules, so consult them and close on your deal.

I have not consulted an attorney, but I have done my "google research" and I am not coming up with an answer.

I was consulting with my agent and he said in cases like this it is considered a duplex even though the two buildings are separate.

At the end of the day, it is a judgement call depending on the particular facts and circumstances of the situation.I believe that 2 flip transactions per year would expose an IRA or 401k to UBTI taxation and we would advise our clients intending to flip houses with such frequency to consult with their tax attorney and/or CPA in order to evaluate the potential impact of such taxation on their investment strategy.DisclaimerPlease keep in mind that I am not personally a licensed tax advisor and the following should not be taken as tax advice.At Safeguard Advisors, we have a continual dialog with our tax attorney/CPA on matters of taxation and are well versed in the application of the code to self directed IRA & 401k plans.

The first and most common is to take the contract and double close with transactional funding. the second is take a buy contract and record it, then you can close once and get paid to release your contract this requires a competant RE lawyer and a bank that will allow you to assign or release (depending on your state laws)lastly, you can contract with a buyer to act as a consultant and get paid to find him property but that takes a relationship with a specific buyer. 

Paying for an hour or two consultation with a real estate attorney will be well worth it.  

Find a reputable mentor in your area and hire them to consult with you one on one!

Finding a seasoned investor, in my area, to consult with and assist, has been difficult.Im not whining, just saying that if im missing something, please let me know.

I would also consult a local attorney if you are unsure how the tax liens work in your area.  

In addition to the law firms Rishel Consulting Group retains for federal regulations, we have a totally separate law firm we use in Louisiana for the loan portfolios we are involved in there.$5,000-$10,000 is not a expensive home, even in Louisiana.