Using VA and getting it restored take some time since the VA is not always the quickest depending on where your regional center is (luckily your in phoenix, thats where the VA admin is on the west coast).I like VA because you can do fourplexes with 0% down and qualification is fairly easily while offering the borrower ability to live for free or make net positive cash flow monthly.

Will you be the borrower and his IRA lending you the DP?  

Of course, I must give a disclaimer that I am not providing legal advice and am not forming an attorney-client relationship.A few questions: (1) Are you anticipating that the LLC will be the borrower, or the partners as individuals?

That said, with the current estimated amount of equity, in a matured RE climate, why RISK it... even if you can borrow up to 75% on a new place in AZ with a LO buyer under contract in OR, in a fairer priced RE market?

Next time, you might like to take borrowing costs into account BEFORE submitting your Offer/s?

A lot of times when you hear note investors talk about deals they have done, they talk about conversations with borrowers in the first person.

The lender fronts the money for the purchase while the VA assures them that they will repay the loan if the borrower defaults. 

I've previously made errors in investing and I do not want to repeat...so I'm hoping to get some input prior to going back in :-)  I have a fulltime job and a part time psychotherapy practice.My longer term goal is to make 5k per month for retirement.My medium term goal is to quit my job and do part time work. in order to to that, I have to pay back the $ I borrowed from by retirement fund or I have to pay major taxes.

We would probably need to borrow another 10K or so, maybe from a relative for the next FHA downpayment.

Would you let me borrow your car if you didn't know who I was?