Can you split the proceeds from a SF home sale into 2 down payments on properties of equal or greater value?

Jeremy makes great points.You also have to remember that velocity kicks in. 1st property @ 20% seems daunting, but if you're cash flowing 200-400 a month, that will help considerably with your 2nd property's down payment.

Am I living in a dreamland thinking I’ll be able to find something with these criteria and the amount I have for down payment that will make any financial sense?

I am interested in learning about how to invest in buy and hold properties with minimum down payment and the ability to own the properties in 20 - 30 years free and clear by renting out and letting the cash flow fund my equity in the properties.

We have more than enough for the 15% down payment using another conventional loan, but if hard money can help these dollars go further then we are interested in pursuing it.Thanks, Chris

So my husband and I have a combined $25,000 ($11,000 in mine, and about $14,000 in his) in old 401k's that I am looking to possibly use as down payments for rental properties in either a self-directed IRA or something where I have more control.

If I sold him the building on a land contract for $250k, which is exactly what I have in it, on a 15 year payout, am I correct that the sale would result in a wash, no earnings to be taxed on, and the only taxes I will pay will be on the interest portion of the monthly payments for the next 15 years.  

I have considered seller financing however that would also require more in the way of a down payment.  

I was counting with a 20% down payment but the another lender I reached out is asking 25%.

I would consolidate the student loans and apply for the income base payments.