Another week goes by and I didn't receive the new lease.

Here' how I would do it with $100K using a BRRRR Strategybuy a 4 Plex for we will say 250K / 20% down = $50K DPPut $20K into renovations, it helps if you can do some or most of the work yourself (Sweat Equity) Rent out three of the units and house hack by staying in the 4th unit so essentially you would have $0 living expenses if done properly.Get the property appraised after making the renos, we will say it gets reappraised at 325K.Refinance for 75% of the new appraised value (325K*0.75)= $243,750KPay back the original mortgage of $200K You end up spending $50K DP + $20K Renos = $70k to get the property and you'd get back $243,750K - $200K (original mortgage) tax free back plus $81,250 in equity in the home that is tax free as well since you'd be getting refinanced at 75% of the total mortgage you'd receive the remaining 25% equity in the newly appraised value of the home ($325K *0.25) = $81,250 in Equity plus $43,750 in cash. 

Even if you find Memphis invest to be expensive for investors, one thing is undeniable: They know their stuff and do an excellent job, albeit expensive. 

Whichever provider you consider, just be sure to consider the total delay in receiving your funds.

I have excellent credit and no debt except real estate.

Also, excel gives us IRR, xIRR, MIRR, xMIRR, so convenience definitely plays a role. 

Also tired of spinning my wheels with farming neighborhoods.I do have a question...is anyone working with any lawyers (or that has in the past) that specializes in probate law that receive any leads? 

I have a duplex that currently has 1 tenant receiving a partial Sec 8 voucher. 

condition is not poor but is not excellent either, i just don't want to get bogged down with alot of nit noid items that come off my bottom line.

@Dmitriy Fomichenko can share the requirements on this one, I don't have a SDIRA, only the solo k and can't remember what that one entails.The good: an excellent way to invest in real estate.