It’s harder to BRRRR in the Tulsa area now due interest rates, you definitely have to buy at a great discount in order to be all in low enough toget all of your money out and the rents have to be high enough to still cash flow after all expenses (PITI, Mgmt, Vac’s, Rep/Maint, CapEx, HOAs, Util).Based on being “all in” $120K in order to BRRRR and still cash flow at least $300 mo:$120K cash out amount - at 7%/30 yr ($150K+ ARV)PI = $800 mo + Taxes $150 + Ins $150 = $1100mo PITIRENT would have to be at least $2000 mo- $1100 PITI- $200 mgmt (even if self mng, it’s exp for time)- $200 vacancies- $200 Rep/Maint & CapEx= $300 mo cash flow.

Is there any way to get a construction loan for a self build WITHOUT extensive building experience and references? 

Self-education and finding a mentor or partner to learn from are much better options.

Based on your description, it sounds like you would violate the self-dealing rule and could put your SDIRA at risk. 

I did all the labor my self aside from hiring certified electrician and plumber as per country permit regulations.I live in Alaska with my family and work in construction in general (journeyman carpenter turned commercial superintendent turned GC and now rolling steady as one man 'handyman' doing lots of finish work the last couple years).

If you give your co-living home a name and vision statement, then tenants will take pride in their house and prospective tenants will be able to self-filter.4.

Do you have a developer/builder with experience that would partner with you? 

I'm not in Boston, but I post the asking rent and do not haggle.I've got a property manager to do my screening now, but when I self-managed I used SmartMove by TransUnion.

if you have proper team you can self manage. are you local to the area?

@Bri Hall I am A managing partner at a company that facilitates full-scale flipping, lending, development and portfolio acquisition amongst other things.