Just do this Google search:  reconciliation self directed IRAYou'll get a smattering of links (ignore the Ad results) that explain why this is such a hot topic right now (and why you should get involved by communicating with your representatives).Most expect that the issue will be resolved once the Build Back Better legislation has been passed in the coming weeks....

A lender will be able to paint a good picture for you to help explain the options. 

If you haven't already, check out this blog post that explains using DF with BRRR in great detail (the comments are very helpful too) https://www.biggerpockets.com/...The main pro of DF is being able to get your cash out before 6 months. 

As I've stated, ideally yes I'd like to use our current home but that's out of the question due to the wife's objection.

Please explain your reasons, I will be very grateful.

Please explain your reasons, I will be very grateful.

Make sure to shop around; I had HELOC offers that ranged from 70% loan-to-value to 90% loan-to-value.Didn't mean to write a novel; hope this explains things.  

Explaining succinctly what you are going to do.3), tell your desires to be an investor to someone who would love to see you succeed.

Have coffee at the kitchen table, and explain the benefits for them selling to you directly. 

Having a real estate license and MLS access helps as there are private notes that only realtors can see that can sometimes explain seller motivation or contain other notes about the property or seller situation.