Then think I could have 2 sub meters put in (believe the limit is 1 per main water meter).

If you plan to invest in a syndication as a limited partner (LP), ensure the structure allows for direct ownership in real estate (e.g., through a Tenant-in-Common (TIC) agreement), as partnership interests are specifically excluded from 1031 exchanges under IRC 1031(a)(2)(D).

Lancaster city limits short term rentals to only certain zones of the city so definitely look at the city website for that information.

Additionally, his credit is not the best, and he has limited funds for a down payment.Any potential options or solutions that may be available?

Should I consider hiring a professional designer, even though my budget is quite limited?

Having models is great if you understand their limitations.

It seems like there are so many limitations to buying real estate with self-directed IRAs. 

Quote from @Simon Walker: Quote from @Andrew Syrios: Could you "split the difference" so to speak and go back to work for yourself but limit the number of clients you take on so you only need to work 20 or so hours a week?

Being in the Army limits my ability to travel and explore markets firsthand.

Like you, when I'm working with clients I highlight the key advantages of the conventional rehab loans (Fannie Mae's Homestyle and Freddie Mac's CHOICERenovation) are:- They can be used for investment properties- You can include luxury items- They have a higher limit – $806,500 in most places.Jeff