It starts with a self-directed IRA held by a custodian, but the IRA simply makes one investment into a specially designed LLC entity.

Seems a bit silly to crap on someone for asking for real estate investment advice on a board designed to get real estate investment advice.I feel differently, but less strongly, than you on this.

@Joe Splitrock I'm actually quite familiar when it comes to 1099 all of my job's prior to this one have been a 1099 I worked as a landscape designer for 7 years and a chimney sweep for 4 as a 1099 so I'm very familiar with that.The only problem is that I do have eczema, pretty severely. as a government job I would get pretty nice health insurance but also if I go and work at Starbucks for over a year or something I get health insurance there too hahaha

Do you plan to keep the Section 8 designation?

HELOC is an option but you'll find banks try to be very conservative on HELOC appraisals (by design) and it's much harder to find a bank that will do a LOC on non-owner occupied.

Or, each duplex might be on a separate lot, but the investor owns all three and would like to sell them as a package deal.I did a transaction like this recently where there were two triplexes on two adjacent lots, but they shared a common driveway and by all means designed to operate as a 6-unit property.

Spend countless hours staying informed and qualified on newest equipment & design trends.

Normally we have brand new kitchens with quarts countertops and brand new bathrooms with shower tile design. 

I used polish concrete floors, new soft close cabinetry, plumbing and lighting fixtures, designer tile in the kitchen and all bathrooms.

The process (surveys, permits, design) will not bother any tenant but construction will probably start this fall.