And I am confident we will get there.

You guys - I guess if I want it done right, i have to do it myself...LOL:) Note to self - read the darn instructions next time

The easiest way is to roll your 401k into a self-directed IRA.

if you are extremely confident on being able to close, you can also bid without finance contingencies.

If you don't have other options, and you're confident that you can still earn a profit despite the HML fees/costs, then there's absolutely nothing wrong with HML.A lot of successful investors got their start using hard money, and I know some very successful investors who are STILL using hard money today (though at rates a bit better than typical hard money), because it supports their business and growth model and is their best financing option given their particular situation.Personally, if I were to go through all my cash and private money, I'd happily use hard money if I could still make money a deal.

I'm tempted to lock up the house and try to lease option it, but to be honest I'm not confident in my ability to fill the property.

This same house would have cost $300k to have a builder like my self build, weather stick or modular.

In addition, do you have the right kind of entity structure that minimizes the self employment taxes you pay on business income?

What is "Errors and Omissions" and "employee dishonesty" (maybe that one is self explanatory) coverage?

At the end of the day you need to decide what your proprieties are and what your confidence in being able to sell it quickly yourself.