I guess in your neck of the woods they simply give real estate away, agents waive their fees, surveyors, contractors etc donate their time out of goodwill, and lawyers perform their duties pro bono on the odd occasion people (obviously not a genius like you) need their services?

what are some creative ways to overcome the 5 financed property restriction?

The possibility of encouraging drinking and "gatherings"  outside at odd hours.4.

However, my work schedule often requires odd/late hours during the week so there would be times where I'd have to stay at a relative's house in NJ for a few nights at a time.

Those who had constructed higher density buildings prior to the action - and the odd one who has since made the argument for higher density given the adjacent lots are already zoned as such - are the few true multi-units in the neighbourhood.Unofficially, the boundaries of what is permitted by zoning (a single family dwelling with an accessory apartment) are frequently pushed and there are many older 1500ft^2 post-war houses which have been converted from 2/1s and 3/1s to 4/2s and 5/2s and most of the properties in the neighbourhood provide student housing.  

But like I said, he's fickle and odd.

Though I have no intention of selling the property in under 10 years, what are the odds I could sell it at market value?

If we're using other peoples' money, at some point, we'll need to gather funds from more than one investor.So, my question to all of you is this: At what point in using other peoples' money do I need to use a Private Placement Memorandum (PPM) to raise funds and, conjunctively, when do I need to restrict participants in my deals to only those who qualify as accredited investors?

., he is not your son, father or brother), the odds are high that the IRS would challenge this transaction as a roundabout transaction unless you can prove that you could have received such loan had you not also loaned your IRA funds to the individual who also loaned his IRA funds to you.

@Ashley PitreYou do not actually have to wait 2 years to sell, but since it will most likely be that long before you can get a clear title policy, you will be very restricted to what buyers will be interested.