I've been in contact with Phil Sharp, seems helpful but I can't speak to how he does business as we have only chatted via email thus far.....seems very tuned into the area and is retired military which I like....

If you've got money for a down payment, maybe you've got enough for a small cash purchase that'll yield enough to ease the pain a bit on the non-functioning property - at least until the time is right to sell it?

Any and everyone that is willing to help me (gonna be painful) in this endeavor is more than appreciated!

As you have found out, dealing with contractors can be a pain sometimes.

Well it's a bit of a pain to set it up, but once you set up an LLC in which you are named the manager of and have your self directed IRA invest all its money in the LLC, it's pretty easy from there, because since you are the manager, you can write checks at will to make the real estate investments of your choice.

I feel your pain Bro!

Class A tends to produce too low of a yield, and class D tends to produce too high of a pain in the rear.

Mike I read your results - good response rate... if you are missing too many calls, and its a pain returning all - you may want to get one of the call centers to help, and do a quick "pre-qual" - that way you can make sure you prioritize the strongest leads first.Also - I read the FL deal - what would be your exit strategy?

OTH, commercial BK can be a bit more of a pain than a residential BK.

We own property 1.5 hours away and sometimes it can be a pain, refrigerator (brand new) dies or you get a big storm and the power goes out and its not their house so they don't think about the pipes freezing.