Any seller will respect someone that comes to the table with a real offer.

Local banks like Beacon Bank, Suntrust, Renasant Bank, Angel Oak Mortgage Solutions, and UCBI are good choices for investors and carry either commercial or portfolio type loans respectively.  

I respectfully ask that you not post about how it’s not advisable to loan money to family, etc.Idea:Mom secures a $1m line of credit via HELOC(s) (I think two HELOCs would be necessary to achieve $1m because as far as I can tell most lenders limit HELOCs to $500k).

If they've been a respectful tenant, you could also deduct the reduction from their security deposit which is permissible in California:"California Civil Code Section 1950.5 only permits a landlord to use a tenant's security deposit to pay for the costs of: (1) unpaid rent; (2) cleaning the rental unit after you vacate (but only to what it was before you moved in); (3) repairing damage caused by the tenant that goes beyond normal wear and tear; and (4) ...

I also don't think that any respectable farmer would pay $8,000.00 per year to use the land as a dump, considering farmers are renting the land to make money. 3.

I mean this in the up most respectable way. 

I probably should have taken more time to explain.In any case, I really respect that you are using your business to help people.  

In addition, if you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLC such as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a specialty trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.In addition, please note if you purchase debt-financed real estate with your IRA, unrelated debt finance income tax should apply to the income attributable to debt-financed real estate held by your IRA.

It seems we need to generate some cap gain, whether that be ST cap gain, LT cap gain (including 1231 gain), 1250 gain, or collectibles gain...doesn't matter.Sure, we can find a hedge fund that will stuff him with gain, as a previous poster mentioned, but the underlying economics of the investment need to follow the allocations if they're to be respected for income tax purposes, which should be noted, even if it isn't an issue. 

UCLA’s forecast, a widely watched and respected report is now in its 69th year.