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

This is not a one size fits all answer, but bad debt is non-asset based or depreciating assets - , credit cards, medical, buying dumb stuff.Good debt is debt used to make or grow your portfolio. 

For instance, including local snacks, a small bottle of wine or specialty coffee, and a guide to nearby attractions can add a personal touch.

I didn't see anywhere that you posted what they said ARV was, or what you think it is based on comps...the County assessment has no bearing whatsoever on value.

For those of you that are more experienced in this space, would you change your financing approach based on this new information?

But based on my personal experience you won't cash flow with a DSCR loan on a SFR rental.

I'm more than happy to take a look at the adress and give a Rental estimate based off the current Market if you'd like, just send me a PM!

Loopnet has some comp information, but requires a paid (and not cheap) account to see it.Commercial properties are generally valued based on income, not comps per se. 

Based on what you described above, it sounds like he used all the tricks he learned presenting on behalf of Dave Lindhal, just now in his own mentorship program (I.e. sponsor deals for students, crazy acquisition fees, big pressure sales pitch all throughout, etc).

In many cases - properties sell for MORE if there is a vacant unit (especially if it's ready to rent) as you can market the property based off market rents as opposed to lower, inplace actual rents.