You will hear and read on BP that the rates are the same as conventional but that is NOT really true.

I thought this would be the best way to make my dream come true.

My #1 piece of advice is to make sure you gather true apples to apples bids, that account for the entire scope of the project.

I know regulations change almost by the quarter so what is true now is probably different last year. 

While it is true that you can't provide a personal guarantee for a loan to an IRA, you can still leverage it using non-recourse financing.

My 10 year goal is to build at least $20,000 a month in passive income in order achieve some financial freedom, but I also see real estate investing as my true passion post military.

You do the most damage with the least exertion, beautiful, ....yeah Elevate owns some of the worst properties in the worst parts of town here in Houston.

That is not true. 

Ida is a beautiful area! 

However if this is an appreciating market, although your monthly cash flow might be neutral or negative, you may over time actually have what we consider phantom cash flow, which is gained through appreciation and tax benefits. in most cases, if you need true “cash flow” use the simple one percent rule.