Actually the IRS does not tell us what we can invest in, only what is disallowed (life insurance contracts and collectibles).Allowable investments for SDIRA investing include the following:Residential real estate, including: apartments, single family homes, and duplexesCommercial real estate Undeveloped or raw landREITs (Real Estate Investment Trusts)Real estate notes (mortgages and deeds of trusts)Promissory notes Private limited partnerships, limited liability companies, and C corporationsTax lien certificatesOil and gas investmentsPrivate stock offerings, private placementsJudgments/structured settlementsGold bullion Factoring investments

Hire an inspector /independent person to manage the job site for you, someone with your best interest at heart.

using a TREC 1-4 contract so hard to scam there.  

You end up with X homes fully paid for and some crazy cash flow to live out the remainder of your days, donate to charity, or whatever your heart desires.

I had a STR in another market get shut down by zoning, so I put construction workers in there on a 30+day stay over the summer and now have a MTR tenant to keep the lights on through May after which I'll sell since I have no guarantee on having another 30+day contract next summer.

However, while I was still getting contractor bids for different projects, I found 3 different companies that are quick (based off of their contracts and guarantees) and have good quality of work (based off of previous and current investor feedback) but come at the cost of price.

on the chance that something comes to you somehow - you'd have to snap it up / put it under contract immediately, and again, that's very difficult to do remotely. 

In 2021 and early 2022 most properties in my market were going under contract within 4-5 days, with offers 20k-30k over asking.

You will essentially be buying deals from yourself and you can still assign a contract from one company you own to another. 

After discussing their goals, we realized they would like to maximize the property's value while also including me in the process, given my background in general contracting.