I’m more bias towards doing a cash out as it normally easier and less restricting. 

Tenant is incentivized to keep the apartment clean, ready to show, grant access, etc.

To add to the other comments: From what I understand, an agent cannot give you a blank contract because CAR forms are specific to licensed individuals and are a result of a paid membership required to gain access to the forms.

You can take it one step further and ask a realtor or someone with MLS access to pull which zip codes the most cash buyers are looking if you want to find hot properties to flip and sell fast.

Could his half goes back into his retirement account tax free and my half I pay taxes on and can access? 

If the goal is a retirement type home or vacation home for older people, avoid steps and keep it more of a ranch style.If older people frequent the area you may do better making it an accessible home. 

Wholesalers can get you access to distressed properties. 

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.Discounts on some products and services are offered to BP members: https://www.biggerpockets.com/perks/proAlerts can be really helpful too: http://www.biggerpockets.com/alertsThere are a few self-contained guides that you can access here: https://www.biggerpockets.com/guides

The help for affordable housing lies in less restrictive zoning, less burden from regulation, a viable freeway system, less expensive permits and development fees, and an attitude promoting sensible development.

The HELOC application is in and with any luck, I will be able to access my funds again to get into another deal within the next 30 days. . .