You may be able to work out a seller assistance to help pay closing, and limit the amount out of pocket.

A number of fundrise investment options are currently closed for the rest of the year due to coming close to reaching their annual limit.

This topic is worthy of a book, but I'll limit my best advice to three points:Get Yourself a great Chief-of-Staff Before You Consider Adding More Staff - Yes, you can probably hire VA's to perform nearly every task you now do, but resist the initial urge to bring on a gaggle of specialists.

Many have limits as high as 20 properties.

Any good service will immediately respond to an emergency within the budget limit you provide.

Rose park, West Valley, Kearns, Magna in Salt Lake County are places I would avoid personally.4) Can't speak to much about this however I know there's some local REIA meetups centered around wholesaling going on  so they must be doing alright :)Sorry for my limited knowledge but hopefully that gives you some insight.Good Luck

You should not apply for any credit right now: 22% and low limit $4K tell you than you have to work on your credit first.

But the ones in my price range, (limited cash for down payments etc) are pretty bad off.

are there any time limits, what are the pros' and con's ? 

The Solo 401k will likely be the better structure for you if you're eligible, which requires self-employment.A few Solo 401k benefits:Compared to an IRA, Solo 401k contributions limits are roughly ten times higher.There is no custodial requirement for the 401k.You can take participant loans from the plan.You don't need the additional expense and administration of an LLC to have checkbook control.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.