Educate your potential clients don’t bombard them with properties.2.

I don't want to lose 401k leverage, but I'm currently unemployed and loans/funding from banks is difficult (since I'm trying to do a 20% IRA down payment/80% financing/loan).  

For the past couple of months I have been educating myself of real estate topics as I am looking to become a investor.

I'm putting a substantial  amount of money down, so my deal looks good with respect to LTV and DSR, two things they look at. (1031 exchange, and I am more focused on net income after debt service as opposed to maximum leverage.)  

. :) After much reading and podcasting I decided to leverage the equity in my properties in the Palm Springs,CA  area and do  1031 exchanges for Multifamily properties in Memphis, TN where I had one 4 unit complex already. 

I am getting an education on this one and have learned a lot reading through previous appraisal topics.

The books recommendations can be found under the Education section of BP site.Best!

But I also had the challenge of needing to educate them on the value of their building.

You can leverage a lot and make less or leverage less and get more per door.  

@Richard Swift A good place to start is continuing to educate with more books/ podcasts.