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

@Clarissa Zimmermann I usually direct my clients rent.app

For example, in Dec I had one property 100% direct/VRBO which historically 40% Airbnb.

In playing with the numbers a bit, I'm seeing a trend of atleast 2% rent to price and (ideally) < 7% mortgage rate needed to achieve a decent cash on cash rate.

@Matthew Drouin and many others have good success with direct mail. 

Experienced investor looking for new (quality) direct skip and cold calling companies

Then I would either go to your GC with the info, or go directly to your subs (licensed electrician etc.) with the info.

The biggest mistake I see out of state investors make is relying on others too much for direction and guidance instead of doing their own due diligence and building their own team that they actually meet and interviewRelying on one person who alleges that they have a 'team' built already that you can use as well can be a costly mistake.

There are many reasons that adding a single ADU in southern CA is a less than ideal RE investment (i will post a list at the end) but the negative initial equity is a primary reason as the initial negative equity position consumes the initial cash flow and can take many years to recover.As for converting your home to a rental….

Yes, looking for another property now, ideally one where I don't have to live in a closet