Additionally tenants tend to destroy properties they live in resulting in additional renovation to sell. 

One additional snag is the size of the loan- 52-58k.

Could you qualify  for additional purchases if you sell and use that equity as a down payment to turn 1 rental into 3-4?

@Gary Dawson, there is a way to do that with exchange funds but it is an additional process called a reverse or reverse improvement exchange. 

Had I done this on my primary residence, I would of been stuck with aan additional $15k bill. 

Many of my clients are 1 year out of med school and can buy a $1.3M home due to their high income and minimal down payment requirements.

And I work hard for owners/investors to cash flow their properties and minimize expenses as a PM. 

Compared to an IRA, Solo 401k contributions limits are roughly ten times higher.There is no custodial requirement for the 401k.You don't need the additional expense and administration of an LLC to have checkbook control.You can borrow up to $50k from the plan; IRAs do not allow for participant loansThere is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.The penalties for prohibited transactions are less severe, though it's best not to utilize this benefit :)

Please feel free to also reach out to me if you are interested in working with me or have any additional questions. 

In addition, our lender will pre-approve the LOAN which allows underwriting to happen before we find a property.