So I'm going to attempt Cash for Keys with a mobile notary service present.

Here's an example of what I'm talking about:Purchase price: $10,000Rehab (everything new): $40,000Total "all in": $50,000 (fully financed, 15 year note, 5%)Rent: $650/month.If I apply my normal formulas to it....10% maintenance (-$65)10% management (-$65)Taxes and Insurance (-$70)5% CapEx (-$35)NOI: $415Less debt service (-$395)Profit: $20/month.We haven't factored in vacancy.These are real numbers I'm getting from some investors in my market.

Thanks for your service!

Have you actually price checked it with the utility service or an electrician?

So, is the "placed in service" date June 2018?

His reasoning was as follows:He wanted to be able to have $1 million in real estate debt and be able to service that debt possibly without any positive cash flow..

However, pricing for the services depends on many factors1) how complex the books are - separating a bank account for each property simplifies the bookkeepers job.

Matt,self-directed IRA is a niche and instead of focusing on location you should focus on the quality of service and the experience a particular company can provide you.

I own a successful service business that I run with my wife and we live a pretty frugal lifestyle. 

Certainly with an older building that has been mom and pop managed for 30 years, there are plenty of opportunities for improvements that don't necessarily equate to added value (hot water heaters, French drains, new electrical service, etc).