@Will DoughertySeems somewhat convoluted transaction.

Hey BP,Over the last few years, my team and I have sold and closed over 25 transactions a month in Philadelphia and the surrounding counties.

Thankfully, only one of my tenants was there and she was able to get out safely and call the fire department.

In my opinion a person trying to orchestrate a real estate transaction in which he has little money or credit to use should either get the property under contract or reach an understanding with the seller before he approaches any investors.

My reason for mentioning a trust is if you cannot legal transact a deal because you are not 18, then I would think a trust could be set up.

Whenever you're doing a business transaction it's important to look at it from all angles.

There are several turnkey providers who've been in the business for many many years & have transacted millions of dollars worth of transactions.

In fact by studying the tax records I was able to tell him about some close by transactions that he had not been aware of. 

You may want to consider that as an alternative retirement investment vehicle, it has number of advantages over an IRA LLC:Custodian is not required (eliminate all custodian fees)Get checkbook control without the need for an LLC (trust is used as a vehicle to hold 401k plan assets), you have full control over the plan assets as trusteeAvoid expensive CA Franchise tax of $800/yrExempt from UBIT on leveraged real estate Ability to take a personal loan from your 401k, any time, for any reasonContribution limits are 10X higher than an IRA (up to $61,000 for 2018)Tax-free investing using Roth sub-accountAbility to correct a prohibited transaction and moreRegarding your questions about getting a non-recourse loan: this is an asset-based loan so the age of an entity is irrelevant.

You also can offer to split the cost of a second appraisal if the lender agrees.This route has long odds because the decision is ultimately up to the lender, and the lender doesn’t have the same investment in the transaction that the buyer and seller have.