Any ideas if a motivated seller having such an old apartment would be interested in accepting a low offer like this and if it still makes sense for me.Also, 1 last question, can i use a self directed IRA for a buying such an apartment and how does it work.

This limit must be aggregated for these plan types:401(k)403(b)SIMPLE plans (SIMPLE IRA and SIMPLE 401(k) plans)SARSEPhttp://www.irs.gov/Retirement-Plans/How-Much-Salary-Can-You-Defer-if-You%E2%80%99re-Eligible-for-More-than-One-Retirement-Plan%3FCompensation limit for contributions Remember that annual contributions to all of your accounts - this includes elective deferrals, employee contributions, employer matching and discretionary contributions and allocations of forfeitures to your accounts - may not exceed the lesser of 100% of your compensation or $51,000 for 2013 and $52,000 for 2014.

When it comes using an IRA to fund a multi-family investment it can be done in couple ways:1.

That said, we got spoiled in a sense and now it does feel to us like we would be smart to explore 'other options' given the deals we are seeing out there now.Here's a few data points: (we own 6 rentals, 2 more that are done and coming online in early 2018)In nearly all cases we have leveraged based on the appraisal and have between a 20%-40% equity position in propertyRental 1: Wife's original house, bought for $91k, rent it for $1300/mo, appraised/estimated current value of $137,000Rental 2: Bought for $88.9k, put about $5k into it, rent for $1400/mo, appraised/estimated current value of $117,000Rental 3: Bought for $36k, put about $8k into it, rent for $1300/mo, appraised/estimated current value of $117,000Rental 4: Bought for $46k, put about $25k into it, rent it for $2175/mo (duplex), appraised/estimated current value of $126,000Rental 5: Bought for $97k, put about $24k into it, rent for $1300/mo, appraised/estimated current value of $168,000Rental 6: Bought for $174k, put about $2k into it, rent it for $1700/mo, appraised/estimated current value of $245,000Primary Residence (likely to be converted to rental in 1st quarter of 2018): Bought for $59k, put about $55k into it, appraised/estimated current value of $133,000Rental 7 (owned under IRA): Bought for $52k, put about $68k into it, rent for $1550/mo starting Jan 1 of 2018, appraised/estimated current value of $215,000 - note though this property took a year to completeCurrent project (will be primary residence when complete): Bought for $48k, put about $35k into it to date, estimated another 35k will be needed, appraised/estimated value when complete of $160,000 - 200,000I'm providing that visibility to communicate where we've seen the market change. 

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.

(see below)I've received free consultations from the following:* Safeguard Advisors - $1375 setup fee, $125/yr (starting 2nd year)* Discount Solo 401k - $575 setup fee, $125/yr (starting 2nd year)* IRA Financial Group - $999 setup fee, $199/yr (starting 2nd year) Has anyone worked with any of these companies and is the service worth the money? 

For example, your investor could use a self directed 401k or IRA to invest and those vehicles don’t get depreciation benefits.

It goes like this:Our 401K or IRA isn't "cash flowing". 

Most of what we do is in-house or we broker to larger funds/lenders, but sometimes we'll work with smaller investors that are looking for smaller deals... sometimes in their IRAs.

Without W2 income and only 1 rental property, you will either need a good amount of assets in your Trust's name (a living trust with $$$ cures all problems) or be 59.5+ yrs old with money in an IRA account.