As long as we're stepping in the right direction haha.

So if anyone can lead me in the right direction it’s certainly appreciated.

(Would definitely be talking directly to someone in the zoning office before moving walls or adding a kitchen or anything though)To make sure I understand right, you're saying to get the utilities split it would have to have a certificate of occupancy - and thus would have to pass inspection.

Almost all big banking institutions offer self directed IRAs but most of them have restrictions when it comes to investing in real estate.

@Omar Khan The sponsors I invest with are selling (or refinancing and returning capital) in 3-10 years because (1) many of their investors want their capital back (2) it maximizes the IRR and (3) it maximizes the benefit of cost segregation.I'm a buy and hold investor in my direct portfolio but I'm fine with sponsors flipping properties in 3-5 years in my passive portfolio. 

It is done by opening a self directed account.

So I assume the “buyer” was paying you, and not your directly?

As far as what draws people in, not a whole lot directly in Montgomery, but close enough to surrounding areas to draw off of them a bit.

I've done direct mail, bandit signs, networking with other investors and realtors, and making shotgun offers on the MLS.

If anyone has pointers to give me or to steer me in the right direction let me know!