So what I may do instead is just buy into something else (commercial) for an income stream in my self directed Ira.will later purchase a fractional share of a Delaware Statutory Trust with proceeds from current property to avoid capital gains tax.

For the investor their is the whole note option like you discuss.in states that it is legal ( like CA ) fractionalized loans arranged by a broker is quite common. 

They pay out a tiny fraction of the cost.

My goal is to use fractional shares to tackle these barriers to entry and leverage technology to achieve it at scale.I don't have experience with house hacking in the traditional sense, but I do own 4 small MFHs so maybe I can help answer some questions on that topic.

For the last 2 years there have been many companies popping up in both US and Canada that specialize in fractional ownership of real estate.

I know this isn't what is taught, but when I mailed to the same list more than once, my expenses were very close to the same, but my results were a fraction of what I got the first time around. 

That’s just a fraction of what it costs to operate!

But for a fraction of the cost you can just purchase the books and watch the bigger pockets YouTube/listen to the podcast and get most of the same information.

And purchase a fractional interest through a DST qualifies as replacement property for 1031 treatment. 

Especially with leverage (which reduces your principal to a fraction of the purchase price), differences that result from bidding are often trivial and impact the return of a good deal too much.As an example, if you identify an asset priced at $500k and can only get it for $550k, the difference in your principal is only $10k with 20% down.