Many opt for other investing methods in their SDIRA like private lending, crypto, private equity...anything except collectibles and life insurance.Note that a Solo 401k is exempt from UBIT on leveraged real estate so if you have self employment activity and no full time employees save for you and your spouse you should consider the Solo K as an option. 

Did you guys ever raise private money?

Should you decide to do this full time and do more than 1 flip at a time, private lending and fix&flip loans will be the way to go.

Why not just advertise it as a 4 bed/4 bath and promote the apartment as its own private suite? 

I can send you a free guest pass to our general meeting next week and you can network with a couple hundred local investors and meet all kinds of vendors with hard money, private money, trades, title and wholesalers.

This is a 3 story town home (detached) that shares a private sewage line with 7 other homes.

Almost any business you look at has its own gurus and scammers.

Feel free to private message me with any additional questions.

You should consider private money!

Trustin your PM partner is important and they will follow your lead, so don't expect them to provide you with your business plan.