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.

During your time you are living in your multifamily property, if you have the confidence that you know what you are doing, take out a 25% loan on a 3rd property using a Self directed IRA (move money from your retirement into an SDIRA, set up LLC, etc (ask me if you don't know what I mean). 

This can be a valuable tool for investors looking to upgrade their investment properties or diversify their real estate portfolio.Self-Directed IRA: Investors can also use a self-directed IRA to invest in real estate.

Some additional info to partially answer my own question:http://www.irafinancialgroup.com/can-my-self-directed-ira-llc-get-a-mortgage-on-a-piece-of-property.phpCan my Self Directed IRA LLC get a mortgage on a piece of property?