I've never considered that area of investing and my curiosity is definitely peaked.

I have a friend who was in and out of them a year ago and he is now a small business owner doing well… long story short he told me of the cost and the immense potential for earnings if you do it right.

While anyone can set up a self-directed IRA, to be eligible for Solo 401k you must have legitimate self-employment activity or own a business with "earned" income. 

There are deals out there that can earn you solid returns off the bat, but EVERYONE is looking for them. 

That's 65% of the rent because you're earning the PM fees for yourself.

Everyone deserves a chance, but I prefer my operators to get their training on their own dime versus my hard-earned money.Match Your Investment GoalsJust as the best plumber in town would not be a good choice to give you heart surgery, a growth focused operator will not be able to provide you the cash flow you need to live on.

Although for example, if you "flip" a property, the profit/gains are taxed as ordinary, earned income (including self-employment tax) since you are considered dealing as opposed to investing. 

Worst case if you find a great deal you can always earn an assignment fee. 

Besides all of the items already mentioned about why its a bad idea, another is that at this point, it is likely that the contractor that I assume you are using on flips doesn't know the income earned on each project (they only know what their fee is).

maybe the peak happens in august but melt down probably not.I do feel prices are peaking in many markets .. although does not mean they will drop like a rockand investor purchases are apples and oranges to home owners. different motivations.