Option 4: 20% down on 2 to 3 properties Also open to hear other ideas, I'm self employed so getting a lender can be a bit more difficult.

Many opt for other investing methods in their SDIRA like private lending, crypto, private equity...anything except collectibles and life insurance.Note that a Solo 401k is exempt from UBIT on leveraged real estate so if you have self employment activity and no full time employees save for you and your spouse you should consider the Solo K as an option. 

Hopefully, one of them can reach out to provide further assistance and insight into what you're trying to accomplish in real estate. 

I’m a self taught permit expediter.

suggest you think of using digital business cards, but not typical ones like all solutions out there, something that is the first AI-powered digital business card and offers AI persona, which handle client questions and would act as your 24/7 personal assistant. it’s called Avatalk,

Who can assist me with the rehab calculator?

@Chris Seveney @Jay Hinrichs can either of you two assist me in removing the above post with my phone number listed?   

Good to know as I have a property coming on the market and we had one off market offer already all cash but at 10% list price discount (which we most likely will reject).Curious if you think the california fires will assist the market since many of those people need places to live for years and I am guessing some will flee california?

Financing seems to be tricky with IRA hence feel that its best to buy with self funding fully.

Evan,  As a local broker, I’ve assisted many clients with the entity transfer process, often referred to as a "drop and swap."