My biggest question is should I roll my old 401(k) into an individual IRA or should I wrap the two together and then borrow from them the way you're suggesting above.The idea of borrowing from my 401(k), and then paying it back over five years is really appealing.

What if I told you, my partner and I, are willing to do the work, as we have already begun doing so (i.e. direct mailing marketing, driving for dollars, etc)?

(d) Solicits borrowers or lenders for or negotiates loans or collects payments or performs services for borrowers or lenders or note owners in connection with loans secured directly or collaterally by liens on real property or on a business opportunity. 

As always, the best deals are direct between you and seller!

@Adam Sherritt, I assume you're dealing directly with a seller.

Looking for advice from anyone who is self-managing property in Sacramento (from outside).

I would only do the deal if I had direct control.

If you follow these guidelines above, you won't have this problem either.What to do now: You can order some cheap roach killers on Amazon and have them shipped directly to your tenants.  

I've also used listsource and do a lot of direct mailing.

He's a self-employed handyman and I am rather concerned he won't be able to make rent for long with no income.Maybe he can cover this month's rent, but I'm guessing he's about to be unemployed and crushed with medical bills.He knows he has a big rent hike coming, so we've briefly discussed an exit strategy (before he got sick).