Give it to me and I'll....OK, maybe not,...but it is an easy answer.Buy a NNN commercial property for 2M with a Cap Rate of at least 6% and you'll have $120k in income with no expenses directly related to the property attached to it.  

Gel stain is almost like oil paint but looks stained not painted...no need to strip, just clean and light sand.

Has anyone ever closed on vacant land or a property and demolished it to direct a larger commercial development project for their first deal? 

I then use websites like Build.com or Wayfair to source the majority of the materials and have them shipped directly to the project site.

Your ROI is a number close to infinity and you can repeat indefinitely - And YES - there are still deals out there that will work ... one just closed a couple of weeks ago in The Woodlands on MLS at about 70% of value and only needed light rehab - maybe $5,000-$6,000ARV - 177,000Sold - 123,000Rehab - $5,000Total invested - $128,000-$129,00080% refi - $141,000 Rents - $1,500-$1,600 My initial offer was $120,000 - They declined to counter - Now that I see the final sale amount, it irritates me that I was so close but missed the deal  

You chose wrong forum category, here is the correct one:https://www.biggerpockets.com/forums/51-tax-legal-...There are tons of discussions on the topic of self-directed IRAs that you can learn from.  

I may be able to direct you. 

Hello--I have a small self-directed IRA, $20,000.Were it yours, how would you deploy it?

Could you tip me in the right direction concerning options?

Direct mail is one way.