At the time I bought condos, my HOA keeps it's percentage of rental condos under 20%, else future buyers will have trouble getting loans, and current owners can't sell.

Here is a list of non-recourse lenders specializing in lending to retirement accounts:https://www.biggerpockets.com/blogs/2810/50272-lis...There would not be any recourse against retirement account, only underlying property, that is what non-recourse means. 

The pros of this is the ability to add lots of units under one roof and to scale the business.  

In order to lock in the money the buyers need to have their new home under contract. 

I am under contract for a 36 unit building and looking at all of my options. 

And the value is in the corporate tenants and underlying leases. 

The property can be bought under appraised value.

RCW 9A.52.090    (Revised Code of Washington)Criminal trespass—Defenses.In any prosecution under RCW 9A.52.070 and 9A.52.080, it is a defense that:(1) A building involved in an offense under RCW 9A.52.070 was abandoned; or(2) The premises were at the time open to members of the public An owner may, through words or actions, express or imply that he/she no longer has interest in the property. 

One day you have a property under contract, and the next day the seller passes and you are waiting to hear back from probate court.

Or am I looking for something I can buy for cash under the limit of my heloc?