When I mentioned to Charles Schwab, they said they don’t allow solo401k to purchase individual properties, only real estate investment funds. 

Hey @Mario J PerezAdvantages - Processing time, underwriting conditions, paperwork requirements, not impacting debt-to-income and/or personal credit, can own many and close in entities reducing personal liability (to name a few).Disadvantages - Rates tend to be a tick higher (less and less these days) and fees will be a few thousand more per deal, can be very regional, higher appraisal costs usually (based on the need for a 1007 rent market analysis on every one), can have weird underwriting conditions (lender specific)30,000 foot view at it, but the entity/personal credit side of things make DSCR loans really helpful as you start to scale, and especially if you are doing any personal borrowing for personal homes, cars, etc.Hope that helps!

My brain is cranking away processing the info,  and now i am beginning to understand “present value of future cashflow”  Is there a number that is considered “good” for that metric or is it really dependant on lots of things?

I (re)started a little later than you so I had to speed up the process - I did about 2 houses a year.

I was about to start the process to get a retroactive permit but realized the additional cost of a new exterior stairwell (metal) and architecture fees is almost 30kIm starting to weigh the options of either full tear down with a new 4 unit construction or separate building in the front of property (current is set back thus the extra costs to permit)  or adding a 2 story 2 unit addition connecting to the old propertysorry this post has become 2 ideas i need advice onif it deconvert can i use it as an inlaw suite with 2nd floor unit or a duplex up. 

The right agent will be able to help you navigate the purchase process and analyze deals. 

There are also laws about sharing or paying non licensed individuals money to bring in investors is that not correct ?

Points or origination are often a part of closing costs on the HUD and processed through title/escrow as a part of down payment, but never in advance of that.

I'm currently in the process of doing a BRRRR on my 2nd rental property.

I'm in the process of moving from one state to another, and if all goes well in this market, I should be under contract tomorrow.