I also have a website and FB biz page and while I have gotten leads and purchased deals from those they really serve as a way for people to find I have an online presence and see that I'm "legit." 

A licensed attorney or CPA would be necessary to get real answers.Some concerns:The lender may not issue a loan to you if your skin in the game is coming from another party.The hard money loan would need to be non-recourse if the IRA is involved.The IRA may have exposure to tax on unrelated debt-financed income.The presence of the IRA in the deal could complicate the post-rehab refinance, which would need to be non-recourse if the IRA is still in the deal. 

This same language is commonplace, as is the presence of non-conforming structures as zoning codes everywhere get changed from time to time. 

Its a seller market so hard to add value in my territory What was the outcome?

You need sytems to capture leads and follow up and you need a professional presence across all mediums as people will look you up to verify credibility.  

Maybe don't say "I'm new to investing" instead say "Hey I'm new to investing in this particular market and I'm ready to build a presence here" That statement conveys a lot and it's not exactly a lie even if you have no other properties elsewhere.  

Santa Monica has an amazing downtown /promenade area right next to the beach, but its usually  crowded and there is a large transient presence. 

Failed city inspections, presence of lead in the garage, repairs not made.

Failed city inspections, presence of lead in the garage, repairs not made.

Eugene has a strong rental presence and buyer presence and there's no doubt if you have a good flip in that area that you wouldn't get attention be it for rent or sale.