@Jerry Chilimidos Yes, you can use your SDIRA for hard money lending, with income going back into your SDIRA tax-deferred or tax-free (unless the activity rises to trade or business, then you might be exposed to UBTI).

I am a teacher by trade, but I am looking to get into real estate since I've been interested in it for years.

Can you do contracting work on properties and learn valuable skills that will help you remodel properties, flip them, or otherwise learn as much as possible about the construction trade? 

Trading off current cashflow for principal payoff in the future?

No tax so far I think.2) If I convert that partnership interest into shares in a PUBLICLY traded UPREIT I trigger tax on the deemed sale/exchange of the partnership interest into stock of the REIT?

Properties with low cap rates (5.3%) often trade because investors prioritize appreciation over immediate cash flow.

Even marginal deals are trading at ridiculously low cap rates (lower than MF I might add).

They’d rather just trade toys on the sly and call it a day.3.

The trade off being if I want a property I need drive a little to work.

Best case, you learn a lot, survive financially and trade up.