Thanks for the welcome guys,My understanding of the Temple area is that Scott & White medical center and the VA hospital are two major employers in the area.

What makes a self-directed IRA custodian different is that they are not purely connected to the public exchanges and limited to investing in stocks, bonds and funds, but rather have the staff training and paperwork to document the IRA's investment in the more individualized transactions that occur when investing in real estate, notes and other non-traditional assets.

Our Team Members at Flowers and Associates was able to turn this property around for the client and is now scheduled to moved in by a vet through one of non-profits we partner with.

As I read through it I noticed that he marked himself as a “Non-Agent to the Buyer.”

The property is currently producing 3 times the market rent in this area guaranteed through non-profit organizations What made you interested in investing in this type of deal?

Lots of questionsWhat kind of property (single family, multi family, commercial)Borrower's credit scoreIncome or no income verificationOwner occupied or non owner occupiedcash out or rate and term Lots moreLoans are like Plinko on the Price is Right. 

As such, the appraiser will complete the appraisal as "Legal- non conforming".

It may just be that the seller wants too much and there is no solution but I was hoping investors with more experience than myself in this area could provide some insight into how they would value this and how much of a hit to cash flow would be acceptable in exchange for future potential.The details:4-unit purpose built building in an average residential areaCap rates for 1-4 unit properties range from 6-10% depending on quality, location, conforming vs non-conforming etc.Asking price $520k, dropped from original $550k and has been on market for a few monthsRents are ~$34,000 and should be ~$48,000Expenses (excluding maintenance) are ~$9,000 - This puts the asking price cap rate at ~4.7% (not including maintenance)- We estimate that at asking price it would be about -$260/month in cash flow and break even at a PP of ~$450k assuming our typical 10% of rent for maintenance- We estimate the building would be worth around $530k at market rentsWe were thinking the cash flow neutral price would be our best offer, but their indication was that they are looking for close to 500k. 

and NMLS licensed.. in WA that is not required for non owner occ.lots of competition at court house though.. but probably nothing different than the big NW counties that have tons of money and competition.. but I not sure there is anyone like Vestus or east side that has a bidding Loan system like they do or rain city here in Portland. 

Look at crime for the area violent versus non-violent.