Once you establish your REA license, you'll find that depending on who you broker with, that brokerage may have rules that will restrict you in doing some of the things you would want to do as a REI.  

Hi,I'm in my last year of school at UVA law in Charlottesville, VA (22903) and have previously been a math teacher and an analyst/assistant for a financial advisor.

Established neighborhoods?

I'm doing this one by owner because I want experience in every part of a flip, and as I get more established will probably use a realtor.My question is for those that have done by owner. 

This might include things like intent at the time of purchase, time held, whether a property was marketed for sale, frequency of such transactions, whether you are personally flipping houses separate from the plan, etc.If your IRA is flipping properties on a regular basis, then you will surely want to speak with your licensed tax advisor to be sure you understand the ramifications of UBIT taxation, and whether this tax on the gains from flipping will still leave your IRA with better returns than other options, or if you might need to look at different strategies for the IRA such as long term rentals or hard money lending.

Normally, commercial real estate is owned by a special-purpose entity like an LLC that was established to own the subject real estate.

The applicant has established that there are practical difficulties in complying with the provision, that the property owner proposes to use the property in a reasonable manner not permitted by the provision.

First you establish a solid ARV.  

The land development established and plenty of room for growth.

Sheriff's were called out and essentially, we were told that we would need to go through the eviction process, even though they essentially broke into the home, furnished it, turned on utilities, and established themselves as tenants by trespassing.