I was contacted by one RE company in Augusta, who said they'd be my broker.. for a 50% fee of all income I produce.

Augusta, GA is a metro area of about 500k people and an economy powered mostly by government, healthcare and some manufacturing. 

Time is the most precious thing a person has. 

@Bob BastingFollowing are the similarities and differences between the solo 401k and the self-directed IRA.The Self-Directed IRA and Solo 401k Similarities Both were created by congress for individuals to save for retirement;Both may be invested in alternative investments such as real estate, precious metals tax liens, promissory notes, private company shares, and stocks and mutual funds, to name a few;Both allow for Roth contributions;Both are subject to prohibited transaction rules;Both are subject to federal taxes at time of distribution;Both allow for checkbook control for placing alternative investments;Both may be invested in annuities;Both are protected from creditors;Both allow for nondeductible contributions;Both are prohibited from investing in assets listed under I.R.C. 408(m); andNeither may be invested in your own business. 

So I found a potential SFH that Im looking to invest in, in the Augusta GA area, and am looking to find a reliable contractor/construction team to turn it into my set goal. 

(If you don't know any liscensed contractor ask the lender if they have a list of contractors that have done 203k streamline work in the past.1a) Get a GC rather than a bunch of subs because the 203k funds will get chopped up into absolutely miniscule disbursements that will make it difficult to get what you need done)2) Have a fairly detailed scope of work prepared for each contractor and yourself and add/subtract items that may come up as issues when talking with each contractor2a) itemize your scope, per unit, exterior,bathrooms, kitchens, electric etc3) Do not waste precious streamline rehab dollars on appliances save that for Lowes'/Home Depot cards after closing4)Make your contractors bring a copy of their and insurance so as to not waste timeBonus points: If doing a home inspection see who is a HUD certified rehab consultant (these are the guys who do the big 203k's and hire one as a home inspector, I've found this to be useful for my client's who don't like to listen or who have no renovation experience) It kills two birds with one stone.5) Do the major stuff first, convert oil to gas, do a roof if it really questionable6)Be prepared to spend your own cash/ credit don't expect the streamline to do every single thing it is a very tight budget especially when addressing multi unit properties.7)know that your real budget is 30k as the last 5k is actually fees and a modest contingencyI could write more but this should get you started

My joy is that you have learnt your lessons and hopefully, you will not cross this bridge twice.For me, I am not a builder, and I dont rehab....I do not have comparative advantage and the skills to do that..I will rather leave that for the experts.... my time is too precious for me to spend lifting bricks......more over, it becomes another JOB for me.....I rather take a low return with peace of mind while watching my son play basketball games that sweat through 25%.

And I am seeking out someone who not only would share their precious time and wisdom, but profit as well for their assistance.

I had preciously ruled out the "so-so" neighborhood completely but maybe it's a good investment. 

I'd have to buy us lunch for us to share this precious info with you.