@Kevin R. you would pay taxes if you roll from a traditional anything to Roth anything.  

One of the two partners I have has a lot of cash but does not have good credit so we can't do a traditional mortgage.Come on guys I'm looking for good ideas not the same ol' thing that everybody already knows.I'm looking for credit unions, banks, or private money lenders who will work with investors who have a proven track record and will do buy and hold loans for long term without charging an arm and a leg and 2+ points.

Yes Dahl, Christian has used mostly private lenders.

., if you EVEN mention you are fixing and flipping most traditional brokers will not fund your property.

Believe it or not 85% LTC with traditional lenders is available from a few lenders and as much as 95% LTC is available with what are closer to asset-based lenders2.

However, I believe that seller-fnancing is a tool that can be used to close deals faster, sell hard-to-place properties and to finance borrowers that may not qualify for that traditional bank loan.

MARKET UPDATE - JANUARY 2023The end of 2022 brought a traditional seasonal slowdown in the market with the volume of closed sales falling 42% from a year ago.

You can't buy one (well, by traditional means).

Acquisition using cash, leasing up the property, and selling it to a traditional financed buyer is one of the most effective methods of value-add investing in the MFH space. 

@Alyssa Berkowitz Not only is it hard to find deals in So Cal but most traditional buyers putting 3.5%-20% of the purchase price as a down payment are losing out to buyers putting down 30% and up.