Please be sure to select a Solo 401k plan provider which allows you to take a loan and will prepare the required 401k loan documents.The repayment terms are equal monthly/quarterly payments (as you prefer) of principal and interest (e.g. prime + 1%) spread over a 5 year term (or longer if you will use the loan to purchase your primary residence).There are no prepayment penalties and no restrictions on what you can do with the proceeds of the 401k loan.Please note that you are obligated to pay back their 401k (regardless of the performance of your real estate investment).As an alternative to taking the loan, you could even purchase the investment property directly using funds in your Solo 401k (assuming you select a Solo 401k plan provider which allows you to invest in real estate).

Then your choices will be to find alternate lending sources as you've mentioned or finding properties in the range your lenders say.

On top of this the tenant who was doing this work for me has given notice to vacate.I'm trying to think of the best solution going forward to keep it all running smoothly and all I've come up with as an alternative is:Every tenant is responsible for their own garbage/recycling including taking it to the curb.

also I see Home inspection course is around $5k, so just wondering if somebody knows if I have some cheaper alternate?

Hi @Neil Quinn, a cheaper alternative will be to buy a house in Arlington County and build an ADU within it.

The way I have attracted most of these lenders has been through posting on BiggerPockets and through my meetups.

Any particulars that attract you to Columbus?

Key criteria for a successful SFH househack:Suitable zoning criteria, i.e. room rental laws (county by county)Within 1 mile of hospital, major company HQ, public university, and private university (to attract 20-somethings)At least half as many bathrooms as bedrooms (i.e. a 4 bed / 2.5 bath could work, but 4 / 1.5 could get sticky)Plenty of driveway space / street parking (1 per roommate)Plenty of kitchen space (since the kitchen is the most occupied room other than individual rooms)Basement or side entrance entry point (i.e. if you wanted to turn the basement into your living space, you could enter from a side entrance)Un-involved neighborhood community (cul-de-sacs can be the worst spots)Turn-key quality (i.e. you won't need to fix much of anything when you move in)This list is by no means exhaustive, but things to think about when you work with an agent on a SFH househack.

President Biden is calling on Congress to enact an innovative, new competitive grant program that awards flexible and attractive funding to jurisdictions that take concrete steps to eliminate such needless barriers to producing affordable housing.See my post on Raleigh zoning changes to relieve 2/3/4-plex shortage regarding one city that anticipates federal funding grants for this purpose. 

Time will tell whether or not I'll kick myself for not fully tapping into the conventional refi boom amidst a historic pandemic/civil unrest but for now I'll say I'm happy never seeing a 1003 or pay stub again and focusing on alternatives (hard money, commercial, portfolio, etc) for investors.