Due to complexity and potential liability to the employer, it is not generally done in larger plans with multiple employees.You can, if you choose, move the prior employer plan funds to such a self-directed IRA. 

The same sf in an apartment may be worth more to someone who wants the amenities of a complex, but worth less to someone who wants a yard and other features of a detached SF home.

In the last few years, large apartment complexes have been sprouting up left and right. 

A complex right next door may have different qualification issues (owner-occupant percentage, reserves, lawsuits, etc.). 

Originally purchased as a package with another unit in the same complex.

For the most part, I view the no money down crowd as individuals who are pursuing a get rich quick scheme and haven't done the necessary research to understand the complexity, effort, knowledge base, and need for time involved to build wealth through REI.

Condo complex was 100% NOO so I called around to a number of small, local Banks, and chose the one that was able to service it at the lowest rate.

I'm looking at my first apt complex, price at $825k.  3 units:1. unit 1:  1 Br, 1 BA, 450 sq ft rents at $14002. unit 2:  2 Br, 1 BA, 805 sq ft rents at $1,8003. unit 3:  2 Br, 1 BA, 805 sq ft rents at $1,500If I put 20% down I estimate my monthly payments for debt servicing at $3,150. 

If it's residential property, it may be a LITTLE less complex, but even a non-1031 commercial property transaction, you should really use an attorney.

In 2009, I bought a townhouse in California for $590K.Today, that house is worth about $1.4M, and I owe $370K on it.It's bringing in $4,500/mo, but after $2,430 mortgage payment, $200 HOA, and ever-increasing property taxes, my ROE is really quite pitiful.Furthermore, my tax situation in the country where I live (outside the US) allows me to sell the property without being taxed here on the gains, but only if I act in the next few years.Thus, I've decided to 1031 the property.Now, I'm looking for suggestions, guidance, and experiences from folks who've done something like this.A few criteria:I care about cash flow, not appreciation, at this pointI visit Phoenix and Newark a lot, so I'd considered those as markets, but I'm not sure how to evaluate themI was thinking to buy a large apartment complex... but not sure if that's the right move as opposed to multiple properties.I have considerable amounts of cash that I can invest into the new property if needed, though I might just invest that into other projects separatelyI'd like to move this new property into an LLC to help protect my other assets, but I have heard that would be very challengingAppreciate any thoughts or guidance anyone can offer!