Seller contributes property, buyer/flipper contributes work and rehab costs.

As an owner-only business retirement plan, the Solo 401(k) has higher contribution limits, allowing you to build your savings on the front end as well as providing investment flexibility. 

Craig,It sounds to me like you have a variety of options here, but for the sake of contributing to your line of thought, I will focus my reply on options 2 and 3.

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).

So, the notion of a 50% IRR driven by the incredible compression of Cap Rates is unrealistic going forward for the most part.Having said this, since we are talking about syndicated deals, which are a function of raising capital, the viable question is - how much return do we need to project so that the risk/reward is attractive enough to investors, enabling us to raise funds?

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!