I know we can pool these funds together to create an LLC, and I understand the arm's-length concept.

Perhaps I am not entirely understanding the concept, but as I read it, it is continually cash-out refi'ing rentals to buy new rentals as the equity builds... repeat repeat.

"(31) 'Mortgage loan' means a loan made to a natural person primarily for personal, family, or household use, primarily secured by a mortgage, deed of trust, or other security interest on residential real property ...

They do not need to be educated on the concept, as is generally the case with your local bank.

I think I have found a potential property but being the sole income in a 4 person household I can’t (won’t) put up my current savings as a down payment.

To me, I really enjoy being able to use both side of my brain: the left to do the deal, the right to design the rehab or design a real estate concept, being creative.  

The IRA should still very much see the benefits of leverage and a higher cash-on-cash return.So, if the deal is 70% debt-financed and the IRA is a 50/50 partner, then 70% of the IRA's 50% cut of income (and deductions) will be considered relative to UDFI.Get with your CPA to dive into the details and understand what recordkeeping and filing requirements your IRA will have.The concept of such a deal works. 

I understand the concept of the BRRR strategy but after I refinance for the higher amount my payment goes up so much that I'm now losing all of my monthly income. 

I understand the concept of the BRRR strategy but after I refinance for the higher amount my payment goes up so much that I'm now losing all of my monthly income. 

So now I’m back at the drawing board, looking for other properties to utilize the BRRRR concept.