Stop trying to defeat yourself before you even get started.Change your inner dialogue to one that is supportive "This is a people business and I am excellent with people.  

This is one of those flawed ideas that tenants can easily defeat; read link found below:http://www.biggerpockets.com/forums/311/topics/536...

The bill now goes to the Governor, who is expected to sign it.I also question the actual utility of intrastate crowdfunding (limiting deals to investors in one state kind of defeats the whole purpose of online crowdfunding), but I do think it's interesting how the political landscape has shifted over the past three years.

The man who defeated him, Jerome Cavanagh, was a Democrat.

My paranoia is born of very humble beginnings, and an uncanny ability to snatch Defeat from the jaws of Victory. 

. @ Arlan and Wayne of course I didn't want to hear I will have to go through a realtor to have a short sale approved because it defeats the purpose of trying to help the homeowner.

I don't have any recs. on self-directed IRA providers, but be sure to read up on UBIT (unrelated business income tax provisions) as they relate to leveraged real estate investments.I'm not a tax expert, but my understanding is that if your investment (likely an LLC) borrows money to help fund the purchase price, then your returns are subject to UBIT, which IMO defeats the purpose of IRA's.I've looked @ ways to use my IRA funds efficiently to fund IRA investments, and am going to start taking 72t  distributions (SEPP) in early Jan. to augment my MF investment funding.    

Anyways, maintenance and vacancy are accounted for by taking a set % as a monthly expense for reserve, seems the general rule is about 5% for each.As for the bigger down payment, that somewhat defeats the purpose of investing in RE.  

I believe that would defeat the whole purpose of the llc (pierce the corporate veil)?

Two reasons for me: 1) I use a kwikset master control key deadbolt that has 2 clyinders one for a tenant key and one for a master key, if I also had a locking doorknob (and they are basically worthless for security anyway) I'd defeat the purpose of my master lock which allows me access to all my apartments without having to carry around 60 keys.