Obviously an SDIRA is out of the question for a flip.

So what i guess what ime trying to say your on a great track, totally believe in RE.

We started with a total of $50,000 from 3 partners and a promise of an additional $30,000 from one of the partners.

Obviously, there are thousands of variables, permutations, and complexities, which are keeping me confused and reluctant to take any action at all. 

As for cash flowing areas, it's a total crap shoot. 

Obviously real estate can be profitable.

Take for example the following:Rental Property that is for sale near where I live:$80,000 property that doesn't need any repairs (essentially turn-key that I will self-manage) - $900 rent $16,000 down with $2,000 closing costs - Total All-In: $18,000Assuming 5% vacancy, $1,000 in taxes, $800 for insurance, 5% for maintenance, and a buffer of $200 a month, I would cash flow roughly $3,300 a year.https://www.calculator.net/rental-property-calcula...I've been around this forum to know that people will say things like 'well your vacancy/taxes/capex is way too low.'

In order to compete you need a loan that works for you obviously, and a lender who will be your ally. 

So here are the numbers....Property sale price is $11M (50 unit built in 2017, 98% occupied, rents on par with market)Rental income totals $860K (rents plus all fees and garage rentals)Expenses total $240KAble to secure a 75% LTV mortgage at 4.85% (30 yr amortized, 7 year then balloon) coming to $522KThis leaves $100K for the year. 

Then I could get an idea as to how accurate my numbers are (if I'm consistently willing to overpay then my calculations are obviously flawed, same for if I'm coming out with a very low number).