I went into the course assuming I was paying $10k for a streamlined acquisitions process but what i got was two days of narcissistic self-aggrandizing guru garbage, a “mind map” that looks like it was thrown together, 34 “strategies” that can be found for free on BiggerPockets sprinkled with juuuuuust enough guru gimmick word vomit and hand waving to impress the eager and inexperienced, several of which were repulsive and absolutely predatory..Instructing students who get their offers turned down by a seller to walk out of the appointment, get in their car and blast out the property out to cash buyers anyway..  

I will be self-managing it.

They have been long-distance self-managing but it seems like they haven't been able to fully optimize the rental income. 

Can I invest in a self directed Roth IRA or does it have to be traditional?

If I don't buy a house now and instead use my savings to be able to quit my job and become self employed as 1099 commission sales, how long would this delay a home purchase?

I may switch to a 5% conventional loan to avoid the risk of failing the self-sufficiency test.

Heloc is around 8.5% interest and deals im looking at are 15% coc self managed, theres a bit of spread.

They also have an awesome self-service tour schedule signup page that is included through your listing.

The benefits to using available cash to fund multiples investments as opposed to paying all cash for one investment seem pretty self explanatory, but the largest benefits...especially in real estate...are likely the ability the spread risk across multiple investments and the ability to make multiple investments in a shorter period of time, allowing your cash flow, equity, and ultimately potentially your net worth to increase at a faster pace.To answer your question about traditional financing directly, yes you can obtain a traditional mortgage and put a large cash down payment down, essentially financing 'part' of the purchase price.

Factor in all costs, including maintenance, vacancy rates, and property management (if you choose not to self-manage).