For me I invest my SDIRA money in debt investments which typically are ordinary income when using w2 income and use my hard earned cash to buy properties. 

@Mary LopezNot sure if you're still looking for debt, but credit unions are a great place to look right now in this part of the market cycleGino

What makes it tough in the beginning is your rental income is not established so you need to be able to handle the debt not using rental income. 

@Kyle Kline“Investing for equity and not cash flow” doesn’t mean “buy properties that don’t cash flow.”To me, invest for equity not cash flow means that the PRIMARY reason to invest is for equity growth and an increase in net worth and NOT cash flow.I’ve been investing for over 40 years and while cash flow is important, it’s not why invest.A property must be self supporting ie produce enough cash flow to cover debt service, operational expenses including repairs and replacements.

Only mortgages as debts which are covered by rents.

Eliminate debt, establish a budget, and save.

@Shawn Nofziger I recommend using debt from the start even if you can self fund.

I would agree with Chris, I would not use debt to cover all costs and then hope to get a good pop on the sale to cover all the debt, payments and still have some in the end to make a profit to do it again.

Eliminate debt, establish a budget, and save.

Now all you have to do is get there contact info and solve all there finance/credit/debt problems.