The one credit union I called said they'd finance based on 30% down, 1 year of holdback, at 7-7.25% rate, 15 term, 25 year amortization, rate fixed for 5 years, 1% fee, no cost to refinance down the road.

There are not any commercial pre approvals as it is based on the property and not you. 

They are based out of NH and have locations spread throughout southern NH.

Two HDQ for Space Exploration here, plus big NASA base. 

Here are some factors to help you make an informed decision:SDIRA vs. e-QRP:SDIRA (Self-Directed Individual Retirement Account):Allows for a broader range of investment options, including real estate.Provides more control over investment decisions.Requires custodial services, and there may be fees associated with the SDIRA provider.Strict rules and regulations to ensure compliance with IRS guidelines.e-QRP (Enhanced Qualified Retirement Plan):Similar to a 401(k) but with enhanced features for greater flexibility.Generally, more streamlined than SDIRA with fewer administrative requirements.Allows for real estate investments, business investments, and more.May offer more control and fewer restrictions compared to SDIRA.Financing Considerations:Both SDIRA and e-QRP can be used for financing, but the terms and conditions may differ.Check with your chosen custodian or plan administrator to understand the borrowing rules and any potential penalties.Tax Implications:Understand the tax implications of using retirement funds for real estate investments.Consult with a tax professional to ensure compliance and to minimize any adverse tax consequences.Market Conditions:Consider the current real estate market conditions in the location where you plan to buy the beach house.Evaluate potential risks and rewards, especially in the context of your investment horizon.Long-Term Strategy:Since you're planning to work for another five years and potentially sell the house later, ensure that your investment aligns with your long-term financial goals.Interest Rates and Economic Conditions:Monitor interest rates and economic conditions, as they can impact the timing and profitability of your real estate investment.Professional Advice:Consult with financial advisors, tax professionals, and legal experts to get personalized advice based on your specific financial situation and goals.Due Diligence:Perform thorough due diligence on the property, renovation costs, potential rental income, and local market trends.Remember that real estate investments, especially with retirement funds, require careful planning and adherence to regulations.

We agreed on a 50/50 ownership of the property based on what each party was bringing to the deal.

@Ryan Lamanna Cost segregation is based on the year that the property is placed into service, so as long as you have it listed for rent and are actively trying to get it rented out, you should be able to utilize the 2023 bonus depreciation 80% rate. 

Hi Adam, I'm an investor focused agent based in Buffalo and would be glad to help you identify the right neighborhood for your next investment property.

I recommend investing in economic bases near downtown and surrounding areas.

To buy a new property can be $15k based on loan origination fees, title, escrow, inspections, appraisal and so on pus the investment of time to find the correct property.