From reading The Book On Investing In Real Estate With No (And Low) Money Down will give you a lot of good information on how to get creative with funding.

What was your time threshold to generate the funding for the sale?

I have a question in regards to the financing portion and what others may have done:I have a HELOC on my primary residence which I could easily use to fund my downpayment. 

He under quoted us about $50k, not including the upgrades we chose, since we had funds to cover that.

Based on your posting the damage seems to be extensive, especially since it’s affecting the structure of the home such as a floor beam, sill plate and subfloors.It appears there is active termites as well as a beetle issue and both must be resolved before repairs can de done.You didn’t mention home value, just purchase price so it’s difficult to say what to do from this point.At a minimum, I would have the termites and beetles dealt with and get a bond from the termite company to cover the first year for more treatment.Also, have a licensed contractor give you a repair estimate.

My suggestion is: in the future to refrain from stating the specific amount of funds you will have access to - to protect yourself and your family.

I’m looking to do an investment using retirement funds and I’ve read a lot about the solo 401k and the self directed IRA.

My recommendation would be to buy something low end and build funds, meet people, and wait for a great deal.Also, it’s much more likely you will be able to find a SFH that will work as a rental when you move out.

/warranty deed (good)) and then warranty deed myself on the title for at least 6 months and then remove her the same way and then get an equity loan for the agreed purchase price as well as rehab funds.

I have significant amount of money invested in stock right now and reasonably trust the average index fund return rate of ~9.5% to continue (of course, been getting much higher than that the last couple years, but we're in a bit of a bubble).