Ideally I have skin in all three options for buying and holding as well as BRRRR down the road (diversifying).

Unless you are a veteran or using a DPA program all loan products require some skin in the game (down payment) and that is how most people start their portfolios. 

Given the complexity and potential tax-saving opportunities in real estate, it's wise to consider hiring a CPA with expertise in this field.Many clients who work with non-specialists find that their non-real estate preparers lack the specific knowledge to help them minimize taxes through strategies like depreciation, the de minimis safe harbor, partial asset dispositions, 1031 exchanges, navigating real estate professional status, the short-term rental loophole, and more.If you are looking to qualify as a real estate professional, use the short-term rental strategy, or complete a 1031 exchange, I would without a doubt recommend working with a real estate CPA.

Placed functional antiques in every room, an antique persian rug, a few animal skins.

@Ryan DaultonNot a specialist in this but I was told I could not spend a penny of my personal money or sweat on this whether it be furniture, a light fixture or anything and that seems to be in line with the comment above

Build the backbone, and let the 'specialists' develop the 'plug- ins!'

Expect to put 30-40% down on the property and then consult a self-directed IRA specialist to make sure you understand all the nuances of how to manage the property and pay for repairs. 

- @Max Ferguson Definitely eager to start with something relatively simple to get some skin in the game and learn firsthand.

@Kyle Mason, did you use a legit escrow specialist for your sale?

What should I do The issue with a firm like H&R Block is that there is no guarantee that the person you are assigned will be a specialist in real estate tax laws.Furthermore, these types of firms have a huge amount of turnover.