You're in the business of flipping houses, so any self-employment taxes on the ordinary income most likely aren't being calculated in QB. 

You can also sell them on sites like paperstac, debexpert or others as well as brokers like Mission Capital, Rams or Phoenix.Depending on quality of paper and interest rate will determine sales price - also I would say self servicing can have a negative impact on the sales price as the major players in the space are not fond of self servicing. 

If you're confident in your UW and the numbers do make sense, I would recommend a seller carry deal.

With management or attempting OOS self-managing? 

Is using a self-direct IRA to fund this venture a way to defer taxes until retirement ?

I have high confidence in future appreciation, but relying on it is certainly risky. 

I have a few reasons for this. 1) We are both self-employed and our income is inconsistent. 2) We don't want to impact our DTI, because we are planning on buying a house hack within the next year or so.We would be open to going up to 6 units for our first property as long as it's within budget.Now that you have some context, is it possible for a rookie to use a DSCR loan on a duplex or triplex?

When you transfer retirement funds into a self directed account you can certainly buy real estate with it. 

They are packed with experienced and new investors and are the best way to get the confidence in real life to add to books and podcasts and these forums.

25 y/o and in the process of being a self taught real estate investor.