I didn't want to have to go through the traditional appraisal process and deal with under wrighting.

The problem is that the administrative overhead is complex and those are not always the best vehicle for non-traditional investments.In the Solo 401k format, plan administration is greatly simplified, since you are not managing anyone else's retirement savings.  

The Traditional TSP, which most people have, is pre tax (tax deferred until withdrawel) they do have the new ROTH TSP which is post tax, I don't even know if you can take a loan out on that.

using the equity in your home to build your business is a time honored tradition by entrepreneurs.  

As you may know, pulling money out of your IRA before you are 59 1/2 subjects you to paying income tax on that money PLUS a 10% penalty.However, the good news is that if you are buying your first home, you may pull out up to $10,000 from your retirement funds without incurring the 10% penalty (it is one of the handful of exceptions to that rule).If your IRA is a ROTH IRA, then you will not be subject to any income tax either because you've already paid the tax on that money when you put it in.If your IRA is a Traditional IRA, then you will have to pay the income tax on it, subject to your rate including any other income you have as well.  

She still has a mortgage on the property and I cannot get a traditional loan right now. 

There are 4 legs of this REI Stool:Sellers - Find them, negotiate a win win deal, cash or terms, traditional or creative. 

Same with lottery winners.

I know it's not traditional for the hard money lenders to lend just for purchase/refinance w/o rehab. 

Because of my real estate career , I will Not be able to qualify for a "traditional" loan UNTIL I have 1 year under my belt in Florida.