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-Christopher@Christopher Brainard  Why would a profitable property trade at a 26% cap rate? 

Now you have the max rate you 'want' to tolerate and a projected date as to when you might wish to look to trade. 

I don't want to be discouraging, but trust me, it is better to sharpen your axe than to just go out swinging.  

IE send me 750 dollar fee to process your paper work and you never hear from them again. to my knowledge the only way to get these super low rates is to have a big enough brokerage account full of stocks and bonds that are publically traded pledge 50% of them and get a loan at one over libor..

You may have to trade down on neighborhoods with this approach, but if you know your market, you can make an educated guess.I wrote a long response, Reach out if you have more questions.

If you have enough cash in a Roth to purchase a property outright (or even with leverage), hold & rent for several years, then sell, and then subsequently have access to all of that earned cash tax-free at distribution...it's hard to find a publicly traded investment that would generate the same type of return.  

Perhaps you might consider trading down the car if that is a hindrance.

Federal Trade Commission governs broadcast messages and marketing in real estate as well as all other industries. 

I feel like this would be a great option if I were to quit my job to invest, but that isn't likely.It almost seems like the LLC is the obvious answer, but I would really like to find a way to have one large pool of capital for stocks and note investing in a single checking/trading account.