From a tax and financial perspective, I wanted to give you a few things that can help you get started on the right foot:Private money and interest deductions: If you’re borrowing private money for your purchase or rehab, the interest on those loans is generally tax-deductible as long as it’s directly tied to the investment property.

.• $60k purchase• $35k rehab• $95k total rehab loan payoff• 15% deposit = $14,250 "down payment"• $126k ARV (confirmed via refinance appraisal, borrower expected this to be higher)• 80% rate/term refinance ($100,800 loan) @ 6.75% [700-719 FICO]• Applied $4k of deposit to payoff for an updated payoff amount of $91k• Cover closing costs with 80% r/t refi + $2k back to borrower at closing (still considered a r/t refi if under $2k) + remaining $10,250 deposit reimbursed after payoff = $12,250 total back to borrower• $4k of his deposit + closing costs for rehab loan = his "cash" in the deal• $1,250 market rents• Total PITI = $765.62• DSCR = 1.6327 I do not see the hold costs.  

Option 2) Find a co-borrower who has cash and is willing to pay cash and you do the work.

My fee is $10 per quarter that I have the money borrowed.  

We also had a borrower get very close to closing then they requested the loan documents be modified (substantial revisions).

I would call that an excellent investment.If you are borrowing, you should be hoping that expenses are paid for by revenues in the early going.

With your income + credit + experience, lenders WILL compete for this.You’ve got:800+ creditHigh W2Experience in operations/asset managementA realtor rebate (which is basically free down payment)Stabilized assets, not heavy value-addsThat’s the borrower every bank wants.My recommendation (most realistic + easiest):Step 1: Lock all 4 under contract with extended closingsYou want 60–90 days if possible.Step 2: Go to 2–3 local/regional Arkansas banks and pitch the entire roadmapTell them:“I need short-term financing (6–24 months) on up to four 4-plexes with a guaranteed takeout via conventional OO loans every 12 months.”This language is what commercial lenders understand.Step 3: Use one bank to fund all four under a master note / line of creditInterest-only, 12–24 months, no prepay penalties.Step 4: Refinance each one every 12 months into your OO productFree up capital, rinse, repeat.Final thoughtYour plan is aggressive, but it’s far from unrealistic.

Start by choosing a reputable custodian and clarifying your lane: lending from the IRA to unrelated borrowers vs owning assets inside the IRA.

If the borrower doesn't want to pay you out of pocket, many lenders will cap the commission to 20%.

Plus, consider the risk.What would happen if your borrower doesn’t pay?