@Mike H.I would find private money to buy this, or as the seller to hold a note, with no payments for 3-6 months, for you to lease it up.

Quote from @Audris Tien: Hi @Deb, just wondering what self-directed IRA firm you are using to do this for private lending?

And now your building a community and reputation with the BEST finance-$ there is, PRIVATE-$.

It's called "Investing in Real Estate Private Equity: An Insider’s Guide to Real Estate Partnerships, Funds, Joint Ventures & Crowdfunding".

I'm curious if you have considered approaching local non profits that might want a private partner.

.: Quote from @Xin-Ran Jiang: But when they bring up the syndication approach of LP+GP, that they will help me raising 35% down payment from private money in exchange of 65% share of ownership, I shocked.

The law allows a private person to create a contract for a property they want to buy or sell.

I financed this deal through a private lender, which provided the flexibility and speed needed to close quickly.

Our sneaky duplex is a cozy, private guest suite tucked right inside our home.

If you want even less than that you'd need to use private money, partnerships, creative financing (owner financing, subject to, etc) for the most part