I never advocated for not doing your own numbers (although James implied that I did). 

I have had a lot of contractors over the years try to blow smoke up my rear thinking I didn't know what needed to be done and how much it was really going to cost.

That document is no guarantee that things won't go sideways, however, it should help prevent backlash if/when they do.I'm not advocating this practice but among experienced investors and sophisticated sellers, we have seen it work. 

You have to kind of buy as the momentum is driving it that way but not at the peak of it, weather the mark to market volatility that comes with it, manage the physical risk that comes with, and reap the blow out rewards that eventually will come if you bought in the right areas.If debt is cheap it makes sense spread the risk around cause your floor is a lot lower, if debt is expensive it makes more sense to own it and and actually qualify your risk in areas that demand is still high, and supply is getting constrained and force more pressure on it. 

I think its supposed to keep wind from blowing branches into the window but it looks ghetto?

Personally, I would advocate for opening an LLC (I use NW Registered Agent) and then open a business checking account (I like Relay) so that your funds are separate. 

Also, it is key that you do not manage or work yourself on that property or you could cause the IRA to blow up.

I am an advocate for owning real estate in an LLC if done correctly and for a number of reasons related to asset protection that are not ordinarily articlulated on here but most who do purchase their real estate in an LLC fail to operate the LLC's correctly and fail to enjoy the benefits.

I'm a big house-hack advocate, but if the fundamentals don't make sense, there's no reason to rush into a loss. 

Mind-blowing @Jordan Blanton. 1 house alone the interest savings was $180k.