But it rarely happens with the big banks.

Or is there any simple way to combine her larger IRA money with my smaller amount, or do we just use hers and leave mine in my existing IRA?

Over time, if you get a little appreciation, a little rent increase - combined with your paydown and tax benefits, you have something with some value.This also depends on your goals, net worth and other assets.

I have two duplex side by side on one lot of land (two building). one mortgage. rent all four unit (not owner). how do i list my depreciating, in four diffence column or combined together rather than splitting anything?

Is this a debt or equity deal or a combination thereof?

You have intimate knowledge of the building and the surrounding area, which is a rare advantage in this business.TaxesSewer and WaterTrashHeat/UtilitiesHOACap Ex and OpsInsuranceMgmt Fee - as a % (general consensus here on BP is 10%. include it even if you think you are going to self manage)Vacancy- as a %. (8% represents 1 vacant month/unit/year)

I personally dislike the word "GURU"....something about it just does not sound right.Anyway,  I would suggest you take your savings, combine with FHA 203k, get the grants you mention and buy your OO/Investment property.Once you get started, I am sure everything else will fall into place, remember BP  has the answers to most of your questions.Good luck to you!!

That rarely happens. 

They will also allow a B piece second loan of 10% making combined LTV 85% which improves cash on cash.Lenders look more at liquidity and less at the net worth because the net worth may not liquidate as anticipated with the existing assets and equity.I don't know how much funds you have but you could also partner on a larger retail property.

People don't tend to think of the security piece because it rarely happens.