It will allow you to roll existing retirement funds into the 401k (save Roth IRA) and self direct those funds.  

Look into asset classes with stronger cash flow, such as small multifamily properties, short-term rentals, or mobile home parks.

Two separate property appraisers (at the direction of the lender) were sent out to appraise, and neither was willing to appraise it as a "residence", and thus financing fell through (conventional primary loan).

Also, there’s much to delve into on of those scenarios, like what type of cashflow or investment do you want, etc. residential, multi-res, small multi-res, commercial, industrial, etc.There seems to be fewer deals around these days and this typically benefits the more experienced and skilled investors but there are always multiple investors that get “tripped-up” in these markets due to them relying on recent “fortunate” market circumstances only to realize the markets cycle and they weren’t prepared or didn’t underwrite properly to account for unforeseen potential.There are more considerations, but this is a start.

And I'm sure that's because some people direct book, others use Airbnb, etc.

It is hard work but a small team can build them pretty quick.

What I have learned is that you can borrow $50K or half your loan balance whichever is the small amount. 

Small investor, looking to purchase one to two single family homes per year over the next 7-10 years? 

Playing small won’t serve you or your family.

While I am skeptical of the wholesaling profession's prospects for any but high net worth, large scale real estate operators, I could see the odd agent wholesaling a small handful of deals.