The winning advice in my case was to keep knocking on the doors of local small banks and credit unions.

Drew,Will assume you are talking about TexasI also have doubts about 15% down but more on  your rateI would like to run it by a credit union I work with I also have REO's in Texas if you are interested in adding to your SFR PortfolioLinda Coughlin

It is kind of hard to find a good investment multifamily now in Union city/ Jersey City.  

Hi, My credit union is referring me to their title and escrow agents.

I've gone to all of the banks, credit unions, etc in my area.  

There's also elevations credit union and Vectra

Could I legally sell it to my self for $175k (with the $50k minus closing costs going into the SDIRA) I would then finance it at 80% (put 35k down) and use it as a rental propertyReason why I thought of this is I have purchased properties, fixed them up and had to wait six months for seasoning (since I do not have 10 properties I am still using conventional financing through my credit union)In this instance I do not have to wait the six months I can refinance immediately.Downside is I am putting $ into the deals when a typical BRRR you are not at the end of the day (if done correctly) but this also allows the SDIRA to ramp up quickly

Get the ball rolling at a local credit union and see what they say.

I have a few at 1 million for retail.At your level you are talking local to regional banks and credit unions.

Either way, you have the money available of you find a deal and many credit unions have great options on HELOCS so you can BRRR or flip or find a buy and hold and refi later without betting the farm.The nice thing was closing costs were almost non existent and I didn't have to use the equity to pay the loan back if I didn't have a deal lined up.