But there must have been an intent to hold for productive use in trade business or for investment.  

It never hurts to compete for better products, and moments like these offer great excuse to talk to someone else about what they might be able to do for you! 

This is only if the submarket will support it and if you have a product that demands this price.

We have 30 yr loan products available at 6-10% (depending on your personal credit and LTV of the property).

What areas are targeting and what product type?

@Bruce MichaudHaving a brokerage account inside of an IRA owned LLC is a very common strategy and a way, as you indicate, to keep idle capital and the income from your non-traditional assets productively deployed.The LLC should be the account holder and the LLC EIN should be associated with the account.  

I’m taking into account the time it takes me as well as the product cost.

Then seek out some portfolio products.

you just need and equity partner... then you two strike whatever deal suits the both of you.these things are fluid  not set in stone and each has their own deal structure.. its the fun part of real estate.however the first lien holder may require your equity partner to go on the loan with you.they may not accept a 80  10 and 10 deal.... in the old days it was perfectly fine.. but now not sure@Chris Mason  is there 80  10 an 10 product out there are these being done in the investor arena

most folks go govmit backed for their first 10... and sometimes they will put 10 in wife and 10 in hubby.. if incomes support each endevour.then you look at portfolio loans  here are a few for REAL lenders you can contact for those loans.B2r   charlotteColony  lala landLima one   North Carolina I beleivelendingone   FloridaCogo  not sure and they are slowPeak   in Kansas city  ( they have a non recourse product)and if you want other ideas that are out of the box you can PM me I am not allowed to talk about them on the air here.. as it would be self serving  LOL