I think that contributes to the fact that my DIA are very low.

And my guess is that you and the entity would have you then contribute the 5% you retain into an entity like an LLC in exchange for a 5% membership interest in the LLC. 

If you use a HELOC, you can take the cashflow from your investment property and use it as you please--including contributions to your 401(k).

She used to be able to contribute, but since her husband passed her income is less than $700 a month. 

Thanks again to everyone who's already contributed.

It is designed for self-employed people and small business owners without full time employees and allow contributions up to $55,000 for 2018!

My theory was to get well performing REITs watch them grow with what funds I could contribute then when a substantial amount is accumulated use those funds to get a non recourse loan and have my IRA buy the rental.

Going forward change jobs, save money, get your wife contributing, pull your equity and invest to create more income.  

My realtor even told me that a few of her clients have made it to the 80% LTV and dropped their PMI even though they have barely contributed any cash.

I don't really care about my 401k because I don't contribute (right now, I probably will next year to offset income) so it is mostly employer money.