@Ann Bellamy Do you use a management co for your rentals or self-manage?

In the states where I work, square footage by an appraiser would not be a sufficient out of a contract.

This usually self-regulates.

 Does anyone know of a forum to match Self-directed IRA holders that want to lend with those seeking financing?

Another thing that comes to mind is learning to spot which tenants will be problem tenants before purchase, and prepare a game plan throughout the year-whether self-managing or managing the managers.  

I've read and unfortunately paid for self help books about real estate.

If you will not - or cannot - bring capital into a deal, then you need to be able to provide sufficient value that others will ... and will allow you to invest it on their behalf.

Now I know just enough about SD IRA's to be dangerous (to my self only, perhaps.)

My wife will be working on getting her RE licenses, so I can go in as many houses I want without annoying a RE agent (that's a whole story in its self).

Our topic this Thursday will be a discussion with Jake Reed on Funding Sources and Self-Directed IRAs.