@Franco Filice I learned by taking a tax sale attorney out to breakfast.

Why not renovate and make it a bed-and-breakfast and list it on Airbnb?

There are plenty of split use properties (like the family farm or a self storage building behind a home, or a basement rental, or even a Bed and Breakfast with live in hosts where the rental is not on a separate deed or even in a separate building.  

However, I have a family investor with whom we recently won a house to flip on xome.com and are just waiting on a change in the contract and we’re scheduled to close December 10th. 45 days ago me and the hubby went to breakfast and wrote down all of our goals.

Here's a link to the event on BP: https://www.biggerpockets.com/forums/521/topics/641812-multifamily-investor-nation-breakfast-networkingI would concur with @Dmitriy Fomichenko, @Brian Eastman, and @Carl Fischer in what they are saying in that you cannot invest in your own deals with a SD-IRA. 

Now you will hit them with paper and they will go crying into court that it is because you refuse to do the necessary repairs that they have requested.Make no mistake- you must proceed to end the tenancy right away, but this idiotic advice that you should take them out to breakfast and have a "heart to heart" with them is the single most crappiest piece of advice I have ever heard.

@Angela Hill I personally would try to avoid high special assessments on property taxes, they will eat profit for breakfast.  

Private lenders are typically found over breakfast or lunches where the conversations will occur naturally and where you don't ask for funds immediately.

They have a place to sit in the living room or a chair at the breakfast bar.

I know a new investor that just went to the seller in a deal with one of the heavy hitters in town and gave him $20 for copies of the paperwork.In my early years I had someone do that to me, paid one of my sellers $100 but it was a waste of money, at the time the wholesalers had sort of a MLS and co-oped and wanted a standard contract to work with, he could have asked any one of us for a copy for free or at the most the cost of a breakfast or lunch.