@Clarence Bell You can utilize a partnership, with one partners self directed IRA  investing in the LLC and one partner using  'regular' funds. 

I have w-2, down payment, just lack the score to quality regular loan.

Attended the meetups and met up with a lot of folks for coffee or lunch outside of the regular meetups.I learned what bandit signs were.

This is especially a great deal because you can buy with just 3.50% down and not 10% so you conserve cash and the rehab is funded out of the same 30 year loan at the same low rate, say if the house or 1 to 4 unit and was damaged and not eligible for any regular loans.

@Charlie MacPherson @Drew SygitI found the following:In Massachusetts, a broker's license is not required for: Employees of real estate owners if the employees are performing the acts of a real estate broker or salesman for the subject property and if these acts are performed in the regular course of, or incident to, the management of the property.

Maybe there's nothing to worry about here if assets are re-assessed regularly, but there a huge # of transactions where this is not the case and it kills or should kill the deal. 

My partner is an agent and regularly hears of houses selling for 25% (50-60k) over asking and due diligence money at up to $100k.

They are more expensive up front, but much less expensive to operate and have a useful life 2-3X a regular tank unit.

Truthfully, I don’t know if I’d have to assume ownership of the lease or not, I’m just telling you that seeing someone’s else’s tenant in a place I’m hoping to rent out, has generally been a deterrent.I can tell you that the property management companies that I’ve seen generally charge ~10% of monthly rent as their Monthly regular fee, plus about 1 month’s rent to find / place a tenant.

I use regular credit cards and also have a card with Lowes where I get 6 months same as cash.Use the rent money to pay off the cards ASAP.