We have more than enough for the 15% down payment using another conventional loan, but if hard money can help these dollars go further then we are interested in pursuing it.Thanks, Chris

So my husband and I have a combined $25,000 ($11,000 in mine, and about $14,000 in his) in old 401k's that I am looking to possibly use as down payments for rental properties in either a self-directed IRA or something where I have more control.

If I sold him the building on a land contract for $250k, which is exactly what I have in it, on a 15 year payout, am I correct that the sale would result in a wash, no earnings to be taxed on, and the only taxes I will pay will be on the interest portion of the monthly payments for the next 15 years.  

I have considered seller financing however that would also require more in the way of a down payment.  

I was counting with a 20% down payment but the another lender I reached out is asking 25%.

I would consolidate the student loans and apply for the income base payments.

Will the title company be able to make that payment prior to finalizing the deal?

In your example an additional 83k in cash on top of the down payment.

If payment is not made by grace period, say the 5th, landlord files on the 6th.

I had this REI master plan to, every few years for the next 15 years, save money for a down payment, get bank financing, and then buy an investment property.