I have a wealth of tools at my disposal as a Realtor, but I take data mined from those sources, personal experience, and contractor knowledge when available to run the BP calcs.I currently have an offer in process on a small 3/2 locally for a flip client that I at first didn't see to be a good flip, just waiting on signatures from the client's self directed IRA before submitting.

You buy the house subject to the existing mortgage and take over payments.You don't need money to invest in RE.You can partner, use hard money, get owner financing.You can convert an old 401k to a self directed IRA or borrow money from it.

The transaction is being funded by a self directed IRA. 2.

Other times, they need to move the money from an IRA.

Consider converting any IRAs to a Roth.

Even though this is a Real Estate investing board, I would always recommend that someone first max out potential investments in (a) 401k plans, (b) IRA's, (c) ESPP if your employer offers one - before considering a rental property.

I have a Roth IRA I contribute to with TD Ameritrade, but I know that's different. 

I have about $6k in a Roth IRA.

Did you move 401k money into a self-directed IRA?  

There are plenty of folks out there making 1-3% in their IRA and you could offer them something between 5-10% and have them do the self-directed IRA option.Wholesale the deal.