@Brad Kanouse Using Traditional IRA funds for an investment property typically incurs income tax and a 10% penalty if you’re under 59½, as investment properties don’t qualify for tax exemptions.

If you are looking at FHA because of credit score, then I would work on credit scores to qualify for conventional financing or see if you can get a very strong coborrower with high scores.  

A 1031 exchange doesn’t apply, but funding through a self-directed IRA can defer taxes, though profits from debt financing may trigger UBIT.To reduce taxes, consider forming an LLC for better expense deductions, offsetting gains with investment losses, or holding the property for 12+ months to qualify for lower long-term capital gains rates.This post does not create a CPA-Client relationship.

At the price point you qualify for, I'd be looking at a more landlord friendly state with more approachable price points.

USDA offers 100% financing if you can find a property that qualifies for USDA.

I think new investors heavily overlook the skill component needed to successfully pull off a renovation to then rent out properly.

Now, I'm not an attorney, so I'm basically mansplaining something that I am not qualified to comment on.

Only your half of the gain qualifies. 

As such, you qualified for a truly self-directed Solo 401k plan (as long as you don't have any employees working for you).

To qualify for non-recourse commercial loans through Fanny and Freddy you have to have equal new worth to the loan amount and 10% liquidity.