Glad to hear that you are using Equity Trust already as they happen to be our official partner for self directed IRAs. :) It sounds like you are looking for a specific investment opportunity? 

You need to be.

That would be great.

I'd love feedback and advice from those of you who are well ahead of me.

Quote from @Francisco Milan: These really do not do much these days for people finding most of the listing online; however, you need to be sure that you put one out because any lead is a lead to put in your database to market to. 

To be more granular, the note rate on FHA loans tends to be a little better than most other options given a set of loan variables.

Great question - when you find out let me know as we are looking for one as well. 

I’ve been doing fairly well with my purchases and they are appreciating nicely.

Memphis can change quickly and can definitely be more street to street in a lot of cases and not necessarily zip code to zip code or even neighborhood. 

Cash buyers & investors are also skiddish due to the increase in crime as well as DC’s crackdown on AirBNB’s and tenant/friendly TOPA policies.