Of course it is very important to do proper due diligence on the investment and the operator.As far as self-directed IRA there are number of companies offering such service, this topic has been discussed here on the forum many times so you should search using this keyword and learn from those discussions.

Buying quality assets that are in a desirable location and in good condition with a modest amount of leverage is IMO the only approach that I feel comfortable recommending.

This website is a great starting point to find out what areas are like https://www.areavibes.com/It gives you a total livability score and from there you can narrow down you search. 

.  --- From the zoning code it says, an RM-2 zoned lot can have "1 unit per 2,500 sf. of lot area"If you don't meet that lot size requirement you'll need to make a request for a variance, then post notice about the desired change in front of the building.

So consider your banking offerings and then search for local banks that cater to that.

Thanks @Iris OlivasI did some searches and ended up on a site that provided state by state listings of Private Lenders some of whom did 75k and up. 

You can also check meetup.com or search Facebook for real estate investment groups, clubs, or meetings in your area.

I’m totally new at this so searching for advice.

You might find the answers to your questions there but I know that the search function is less then optimal so feel free to send me a DM if you don't easily find what you're looking for.I've never bothered commenting much about Canada because, until recently, it made no sense for US investors to invest in Canada: much less favorable mortgage conditions if they could even get one, much more expensive prices on average and much less profitable on average.

Quote from @Jamie Parker: Quote from @Carsyn Childress: I have searched Facebook groups, Craigslist, and meet-ups with little to no luck with consistent volume.