TD Bank is the other option as you mentioned.  

As mentioned, bring in an equity partner of 20%+.

Not to mention the vote he would have too.

You have damage all throughout the kitchen; cabinets, floor, wall, behind the wall, ceiling, can't use the appliances, not to mention the smell of smoke that's permeated throughout. 

a dollar to anyone with half a conscience about real estate will just laugh at that.I had one guy send me a contract with a 15 dollar EM.. so U can imagine my response.. he had some BS excuse and I said well if you have all your money tied up and can only handle 15 bucks . then I am not interested.if your going to do this you have to be professional.. and EM is part of it.. not to mention if you are not closing and just trying to assign that's illegal in FLA.. so you have that double whammy

But as I've mentioned, went to the courthouse and the ladies really had no idea what I was talking about. 

You can get primary residence financing, cashflow, appreciation, and not to mention OOS can’t touch the principle pay down you get here in the bay.

One of our demolition guys was working in a unit and he mentions that he "doesn't know why we aren't converting this dining room into a bedroom.

I saw where you mentioned Columbus- -- I have also been looking at properties in that area.

@Chris Williamson, you don't really need a CPA for that because there are no tax implications with the rollover, and like I mentioned earlier all investment income will be sheltered from taxes since it is an IRA, unless you have income from active business or use leverage to acquire investment property (btw, self-directed Solo 401k would be exempt from UBIT on leveraged real estate).