@Mike Loy, As a realtor you qualify for a Solo 401k, which has many advantages over self-directed IRA, here are few:Contribute 10X more than into an IRA (up to $61,000 per year per participant)Access up to $50,000 from your retirement account tax-free and penalties-free at any time prior to retirement via participant loan featureExempt from UDFI tax on leveraged real estateInvest tax-free using Roth 401k sub-accountCheckbook control without use of an LLC Custodian is not required = no custodian, transaction or asset based feesYou can read it in more details here:https://www.biggerpockets.com/blogs/2810/21298-sol...The bottom line is that if you qualify for Solo 401k - it would be way better than an IRA.

My father purchased all the equipment and my job was to hustle to find accounts.

I've established a charge account at Lowe's and i'm allowed to add contractors to my account for charging materials. 

I agree with Account Closed.

.--- I've been in sales for the past decade, selling Verizon accounts and now selling construction equipment.

I use quickbooks and do not want to change my accounting but thoughts on payments online? 

Call an accountant

Also, i tried to be conservative especially with rehab costs, because you gotta account for every possibility but if it ARV's at 140, it's possible it could be a good.

I took into account everyone's advice and reran the numbers for the same property.

Search for a loan from an account holder and be willing to lend from yours.