So a traditional selling would not satisfy your goal of being able to leverage most of your equity for another RE purchase.Choices to avoid the CG tax include living there for at least another year or 1031 exchange.If you want to start investing immediately options include a refinance, but interest rates have risen, or a HELOC. 

From what I've seen, traditional financing through a small bank/credit union is probably my best bet.

@Dmitriy Fomichenko or other Plan Professionals, I hear what you are saying about having different rules as far as capital contributions in a self directed account vs just a traditional LLC outside of such an account. 

I know most traditional lenders want 20-25% equity in the deal.   

@Christian Salazar - I’d be grateful if you could connect me with the agent you mentioned.

Because of this, it's likely that you're going to have to bring more cash to the table and/or maybe pay a higher interest rate (because traditional banks might not touch it).Here is my logic on the costs based on your posts.

More to your specific questions though.....I own property both traditionally outside of retirement accounts and inside of SDIRAs and SOLO401Ks (better IF you qualify).  

But as I stated this is no 2010.. this is a new day.. the big wholesalers that provided inventory to my turn key company I was funding in Orlando or instance they are out of business.. so it the turn key provider.. simply not enough inventory for that model to work.now to be fare they are real estate brokers which in most instance the law demands.. and so they just switched to  traditional real estatethis is why wholesaling as taught by guru's can be a dead end street.. once it peters out like now.. what do you do?? 

In the past I have worked with properties in the 50-120k range, wholesaled some, kept several for myself thru traditional financing. 

Maybe it's cashflow neutral due to the interim financing, and you refinance it to 'traditional' financing after a year.