Thanks for the commentSince we haven't made any investment s apart of couple of flipsWe would like to purchase multi families for income-Would be self managed, we bring considerable experience in constructionGoals obviously depends on progress yet our long term goal is owning at least 20 units along the way within the next 2 year

I certainly do not plan on quitting my career and opening a business without serious planning and taking all into consideration. 

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.Burden of proof is on the person to PROVE they are not acting as an unlicensed broker.

I've been seeing duplex/ triplex's selling between $30,000 - $60,000 and getting rents above $1,000.These properties will more than likely never appreciate and the quality of tenant is suspect, but rents will rise with inflation and finding something that hits the 2 percent rule is commonplace.

Does your research show that 1st floor half baths are in demand, they add considerable value to homes in the area?

Airstreams are also on the rise.

Real estate agent said a few people told them asking price is too high compared to the zestimate Zestimate isn't taking into consideration the $100,000 dock that was installed Even though it was done with all necessary permits 

Brewers Hill and River West finally pulling themselves out of the crisis and seeing values on the rise again.

Frank invests his Self-Directed IRA funds into a real estate project that his development company will be involved in order to secure the contract Ryan uses his Self-Directed IRA funds to invest in his son’s business that is in financial trouble David uses his Self-Directed IRA funds to buy a note on a piece of property for which he is the debtor personally Conflict of Interest Prohibited TransactionsSubject to the exemptions under Internal Revenue Code Section 4975(d), a “Conflict of Interest Prohibited Transaction” generally involves one of the following: 4975(c)(i)(F): Receipt of any consideration by a “Disqualified Person” who is a fiduciary for his/her own account from any party dealing with the IRA in connection with a transaction involving income or assets of the IRA Jay invests his Self-Directed IRA funds into a corporation in which he manages and controls but owns a small interest in Betty uses her Self-Directed IRA funds to loan money to a company she owns a small interest in but manages and controls the daily operations of the company Sally uses her Self-Directed IRA to lend money to a business that she works for in order to secure a promotion Lance uses his Self-Directed IRA funds to invest in a real estate fund that he manages and where his management fee is based on the total value of the fund’s assets. 

For instance if I am selling into a rising market that has been hot for some time I'd rather take that cash and pay tax on it with the thought of using it as capital for some other endeavor or to acquire more real estate later when the market cycles to a buyers market.Anyway, so on to the caveat.