Duplex was not appraised for the amount that the realtor presented. 3 different appraisal short (needed $50k for HELOC) so now I am unable to cash out refi.

Is it a long term rental or short term rental?

Investing in short term notes with your SDIRA is a great way to generate income for retirement. 

Life's just too short for dealing with stuff without having all those professionals and that economy of scale between you and the tenants.

Ideal if you're short on cash upfront, but be prepared for higher monthly payments.Conventional Loan: @Chris Seveney and I agree conventional is your better option.  

Not it needs to be X% CoC or ROI, no short-term metrics.

I would be buying into a sellers market in almost any Albertan city.Alberta also worries me as it is known to be super volatile for short periods of time and then sit dormant for up to a decade. 

One, it can solve any short comings in the income. 

If weed is illegal in your state, call the cops every time, issue a written warning, demand a short-notice inspection, etc.

Yes we ask towards the top of the market, but I anticipate my holding times (which are in line as the short supply in my area is able to work for me) and build that in.