The other option is to do a non agency product, such 12 months average bank deposits or asset depletion or DSC (debt service concerage) where 90% of the rent covers your total monthly payment 

You should consult with an SEC attorney and for your non-accredited investors, I would still structure it as closely as possible as you would for accredited just so that you have sound terms and all the legalities covered.

Do you understand how to screen applications?

make sure you have all liability covered under an insurance umbrella 

If that cave-man "effs" up something, and disappears into the woods, you still have the contractor's bond to cover the liability.At the end of the day, you have to assess the risks.

They can also limit what you can do inside the unit - everything from floor coverings to type of windows may have rules.When it comes time to refinance into a conventional mortgage, the condo association will likely be scrutinized too.

Your example of covering a payment plus with an investment property. 

I have not done a lot of research on laws governing self-directed IRA business transactions, but with self-directed 401ks, the IRS seemed to be pretty good at covering all their bases to make sure that if I am getting that tax benefit, I remain essentially housebroke until kids who are my age are calling me grandpa.

Hello BP,I need a commercial real estate appraisser covering the Houston TX area.The property is located in spring Texas and the appraisal is needed urgently.Any recommendation is greatly appreciated.Thank you all.

I mean you have been doing it already and since you can cover you debt service buying an house that will provide you two additional sources of income if you can make it cash flow that can also help you pay off your current debt, and as you pointed out you would also have a long term asset that should reasonable go up in value as well over time.