With traditional sales it’s earnest money that goes hard at a specific point in time.

Be sure that you highlight that "selling your house can be easier than you think" with the advantages of working directly with you instead of the more traditional route.

I see that you are more of a big game hunter (100+ unit).

These feel like the new rage now days so wonder if we are entering late in the game and how these types of properties are found, in general.

Additionally, it seems as though this may be the new hot area and I may be a little late to the game. 

Compared to an IRA, Solo 401k contribution limits are roughly ten times higher.There is no custodial requirement for the 401k.You don't need the additional expense and administration of an LLC to have checkbook control.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.You can borrow from a 401k, but not an IRABoth C-Corps and LLCs can adopt a Solo 401k.

I have not discussed comparable building specs with a traditional builder, yet. 

I used traditional financing and partnered with a friend on the cash to close.

You might be able to do the HELOC... but My guess is your rate will be much lower with a traditional cash out refi.

Ok, back on the game.