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@George Nyquist quick question regarding your comment above.

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I'll let other comment on the investment strategy, but will comment on your areas for your personal residence.I'm not sure how large of a home you are looking for, but Frisco/Plano and McKinney to some extent have some pretty high $/sqft.

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As of now, I am not too concerned with the loss of economies of scale since my scale is still small and I typically roll up my sleeves and do as much as I can by myself.I appreciate the positive comments, I'm very passionate about not starving to death and that ends up being quite the motivator.

Thanks for any suggestions or comments you have in regards to this.

Hi @Rolanda Eldridge,Thanks for the comments and advice.  

I am an auctioneer and flip properties and would be glad to refer you to others.CharlesInteresting comment.

I have a self-directed IRA that I would like to use to invest in a third party's flip. In thinking about a promissory note that would avoid both a prohibited transaction problem and an Unrelated Business Income Tax ("...