The plan is buy and hold and to re-invest all earnings to buy bigger and more properties. 1031 and cash out refi are two strategies I plan to employ, but I'm not sure how using an SDIRA would change that... if at all.

My problem is that the parking areas in front of all the townhomes is deteriorating, and I can't seem to find out if the city will replace the crumpled paving or if each owner is responsible. 

The problem is that I have been self employed for 1 1/2 years and wont qualify for a bank loan.

if they don’t make much money and are on  Section 8, they are not collectible.If a tenant has been employed for more than a year, they most likely won’t leave their jobs, and their credit may be okay.  

After cash out, money goes back to HELOC.I am self-employed.  

Take some time to call previous landlords and your applicant's place of employment.

Forgot to mention, they only get this application if they pass the phone interview.Once they return the application, I can then verify their job status, current living situation (meaning speak to their current landlord if they're renting) confirm employment etc. all before doing one showing.  

I currently own 20 units, and still work full time self employed as an insurance agent, so I am looking for a CPA/Tax prep that is knowledgeable in the RE space.

There is a reason for everything you just have to dig for it What is the employment rate,crime rate ,average wage ,cost of living, is population decreasing ,did a large employer leave town etc,etc 

I am having issues getting pre-approved through a bank as I only have one year W2 job history and two years self employment history, even though I have 660 credit 10K saved and we'll make around 70 K this year all income combined.