I called several before I chose @Dmitriy Fomichenko, who I have had great service from, and ALL of the ones here gave me more time and advice for my situation that any of the 'big firms' that I contacted. 

@Colby Todd - I'm in a similar situation in central NY trying to get into my first small multi.

The type that will best for you will depend on your situations and investment goals.A self-directed IRA custodian/administrator is best if you will be making a singular more static investment with a relatively low dollar amount.

The biggest issue I have with 203ks is that no matter how much I stress this, the borrower doesn't take it seriously and when they do find a house and make an offer, they still don't have a GC to work with. 

For feelings of dread I have also heard of that being a gas leak situation, so there are multiple options depending on what the tenant wants to do and what you are willing to do for them.

If you are having trouble getting a loan now, I would definitely not recommend getting in to a situation where you owe a hard money lender a balloon in eight months, that sounds like a HUGE gamble.

I have similar situation.

Has anyone gone through a similar situation and if so how did you solve it? 

What would you do if you were in my situation?

Im looking for a little advice and the next step you would take if you were in my situation.