Cash, because it was a IRA LLC. 10 conforming 30 year fixed mortgages if held personally is likely the best bet.How did you find a good property manager?

@Steve Babiak It's through my Self-directed IRA, that's why my name is not showing.

If the real estate market price drops 30%, everyone on this forum will be talking about liquidating every brokerage/401k/IRA account to buy houses, right?

And, as P NW points out, RE may well be a target.I really wonder if its not a good time to just take the hit and convert IRAs to Roth IRAs, or even just grab the cash with penalties. 28%, 33% or 35%, even with a 10% penalty may well look pretty good 10 years from now.The loan situation is ugly.

I've made sure to earn only a few k per year that way since 2002 so I can contribute to an IRA.   

The rest of the money can go into a 401k or IRA and you will do much better. 

Private Money ( IRA) How did you add value to the deal?

@Brian Adams I hadn't thought about the investors that invested with their IRAs. 

A lot of forum members are experts in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, buy and hold investing, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.There are some pretty nice discounts on many products and services offered as Perks to BP members that you might want to check out: https://www.biggerpockets.com/perks/proIf you haven’t been to it already, the Bigger Pockets blog features links to their fantastic podcast and many great articles: https://www.biggerpockets.com/renewsblog/The site has quite a few tools that can be helpful for new members.

At the end of year 11, you make a transfer from your 401(k) to your Roth IRA of $12,000.