Nobody wants to be around people like this, so I’ve had to lower my rent drastically and have a high turnover rate here.

Quote from @Julia Lyrberg: Hi Robert,Instead of investing in expensive coaching programs, I’d highly recommend diving into some well-regarded real estate investment books.

Because of special circumstances I have one property I self manage.

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. 

Was able to get a meeting with the seller and negotiated using evolving knowledge of construction and deal analysis in addition to discovering seller motivation through direct contact.

I HIGHLY suggest you connect with a local expert such as @Josh Green.

If you had $50K in a Self direct IRA how would you leverage that to yield short and long term dividends? 

Managing self-employment income requires tracking eligible deductions like business expenses, home office use, and retirement contributions.

A&D has a 2nd position DSCR but not revolving - installment only.AO has a HELOC but self-employment documented for 2 years is required. 

In neighborhood it is very important to present your self to the home owner next to you, this helps a lot to prevent misunderstandings. also this shows your professionalism.