If they have an IRA see if they're willing to take a regular monthly distribution and that can also be used towards their qualifying income.

They might want a priority equity stake, but if it gets you financed, it might be worth considering.A few more thoughts: somebody with self-directed IRA money they might lend, use equity on another property as collateral (if available) so you can buy the land free/clear?

@Bill@Bill Gulley undefinedMHO these books are not GURU bookshttp://www.amazon.com/Gary-Keller/e/B001IGQM4S/ref=dp_byline_cont_book_1http://www.amazon.com/IRA-Wealth-Revolutionary-Strategies-Investment/dp/0757000940/ref=sr_1_1?

The IRA would fork over the down payment.Option B: Same scenario but with hard money loan?

There are those who have IRA money in self directed funds solely for this purpose.

I have an tax deferred Inherited IRA with about 95k in it.

Pension is key and of course Self Directed IRA!!

IRAs, 401k accounts and other retirement options are valued at 60% from what I've been hearing recently.

@Rick Harmon and @J ScottWell then it looks like I would be looking for two types of money people...One to help create the deal/note (partner with) and then my note buyer: someone who has money in the bank or a self-directed IRA collecting little to no interest and would like a long term note making 10% interest.The first money person would be very short term, then second my long term note buyer.This note terms could be set up different if my note buyer wanted more monthly.

So, that usually means higher rates and high downpayments, typically 30% or more.Using leverage in an IRA creates a special tax in the IRA.