The key is to find boots on the ground in the regional areas.

Some local/regional banks may loan on this basis as well.The use of debt financing in an IRA incurs a tax knows as UDFI.  

this is very much a regional question... unless your doing value add there is almost zero chance your going to buy a property in one of the hot markets for 20% under market because someone does not know the true value of the asset.

Pittsburgh is sort of unique because the bad areas are actually uniquely placed.  

That's just a guess as I don't know of any recent sale prices in our neighborhood and it's a rather unique neighborhood so comps outside of it are a bit different.

Generally, I've found that big banks care only about the numbers, while small regional banks seem to be more conducive to investors creativity.

It is a 3/1.5 with 1250 sq ft and a HUGE detached work space (shed) (making the property unique).

There are a couple unique advantages to the TSP.1. you can take all bonuses and place into your TSP tax free, otherwise you will get taxed at 30% for all active duty bonuses. i.e. my enlistment bonus was my initial contribution into my TSP while at boot camp, no taxes.2.

That number also includes all utilities (which the water is very expensive for me because we couldn't dig a well), county permit fees, and financing costs.But like @Rob Beland said, every project is completely unique and the numbers can be drastically different. 

It seems like the appropriate solutions is very specific to the region, so I'll talk to a local nursery.