If you're self employed with no w2 employees working more than 500 hours annually other than you and your spouse, you can qualify for a Solo 401k which has benefits the SDIRA does not have. 

I know personally I have benefit with my 90 home project 20 miles south of Downtown PDX..

A few benefits of a Townhouse vs a SFH is that most Townhomes will be less expensive, and a lot of their HOAs cover the exterior and font landscaping of the home.

The easy way is to wait the 2 years but this is all about cost benefits.

Additionally, investing in opportunity zones, often found in these areas, offers great tax benefits.

If you have a large down payment (or the ability to cover negative cashflow), the East Bay's appreciation and principal pay-down benefits have been historically very strong compared to other markets.  

You can also do it in a way that benefits you.First, figure out what payment the property can afford.

I would love to hop on a call with you to discuss lending options for your future projects, because financing your properties to the best of your ability will greatly benefit the profit of your projects.

Consulting with a tax professional is highly recommended to ensure compliance with IRS regulations and to maximize your tax benefits.

I am relatively familiar with the rule that myself nor immediate family can benefit from any property that the IRA has purchase.My goal is to use all of the capital to purchase an apartment building.