Another option may be a business line of credit since you have an established business already. 

If you have the cash to build one, expect anywhere from $80k-$200k+ despite it being small there are many set costs to account for.

Account Closed We're on the east coast, so there might be slight differences, but I've chatted with some folks over in your neck of the woods before and it seems roughly the same.This is our breakdown of how we find tenants:1.

You can really mess up the seller's credit if you miss payments and they can then sue you.4.

You pay an annual fee of $3500, they do a soft credit check, then they give you a loan in monthly increments.

Your second stop is an experienced real estate accountant, to figure out whether an exchange makes sense for you.

Currently I have a traditional IRA in my Fidelity account sitting in cash that I would like to use to invest in a cre syndication or maybe a note or debt fund... but first I would need transfer funds into a self directed IRA with a company like Equity Trust.

You can sign proposals with contractors to do work for you and pay them out of your business account with them being employees.

Account Closed I appreciate this, I don't want to go turnkey because I want to partner with someone to do the value add so that I have equity in my rental. 

If it is for liability protection, then youll also need to refinance to a commercial loan, get a commercial insurance policy reflecting the LLC as the owner, and maintain separate bank accounts for the LLC.If you dont do those things, then youll likely have an easily pierceable LLC.