@Yawiney Yawiney The amount of your cap gain, above your exclusion, gets Added to your income...that combined number is the number that determines which cap gains bracket you fall into. 

He's buying 4 small MF properties in the same town (11 units combined).

My question and concern is 1) I plan to try and establish a land contract/seller finance agreement but I am concerned when it comes time to finance out I will not be able to put a mortgage on the property. 2) the other option would be to use creative financing some combination of refinance the 4 unit or line of credit plus my reserve funds plus private money but again not sure if I would qualify for refinance or line or credit. 

I currently own a four-plex and a duplex.  I purchased the duplex earlier this year via a cash out re-fi from the four-plex and walked away with 19k at the closing.  I'm currently looking at another duplex and I am cu...

Total combined purchase price is $120k with $25k rehab resulting in about $80k of forced appreciation.

Like in football, if one team has only one player and the other has a full field of players--the more people team will win.In short, your efforts (combined with the efforts of others) might be more powerful (help more people) than going it alone.And you can make a lot of like minded friends along the way.Guys like Tony don't make things happen all by themselves--they team up with others: https://www.feedingamerica.org/about-us/partners/current-promotions/1-billion-mealsGood Luck! 

That combination is going to get you the best policy for the best price. 

So if for example you have a $100K note A in your IRA and borrow $50K against that to make a new $75K note B investment from the IRA (combining the loan off note A plus $25K of IRA cash), then note B is 66% debt financed.  66% of the income from note B is therefore taxable to the IRA as UDFI.Unless you are working with some fairly sizable numbers, the attendant complexity is probably not justified for the additional boost in income the IRA might see from such a leveraged strategy.

Depending on the level of rehab, sometimes we save a bit by combining a Bagster with a few runs to the dump ($25 a truck load in our area).

So I personally like to look at a combination of IRR, Cash on Cash, Equity Multiple, Yield on Cost etc.