I located a hard money lender that also utilizes his IRA in this manner, that agreed to loan the IRA a non-recourse loan (eliminating the IRS restrictions) in order to do more properties since I had been funding the purchase and repair 100%.This leads me to my question.

You aren't lying by saying you're the manager - sometimes too much information can lead to problems.

Situations exactly like this one often lead to deals.

I joked with her about fighting for the deal, but I assured her after the fact that it was her lead and I wouldn't work it.Well, I get a call tonight from a realtor telling me that she is about to list the same property and she wants me to go over there with her on Friday and just make them an offer right then and there.

Another word of caution to consider; I/O loans could lead to an upside down position in a depreciating climate.

I hate cold calling so have tried mailings and joining lead generators.

Your video was helpful.

@Bryan David Have you had any success in converting your tenants as buyer leads.

I've found that so many people are on vacation now that a company often looks for Temporary work to cover the load and it can lead to full time.As far as Real Estate Investing, jump in the water's fine!

I am getting leads from both my website and from direct mailing.