If you could find inventory, it would be a glorious time to be a flipper in the next 12-24 months in San Diego and other pricey areas of the country.  

@Lara Chinarro If you are going turnkey, I think working with a provider that offers the option to work with conventional financing for leverage is the best way to go. 

The local inventory is also very low.

Rob RE investor at Denver, CO p.s. very well aware of the scarcity of house inventory in Colorado market, read at 5280 magazine, among other sources. 

IRS does not allow any transaction between IRA and disqualified person, all transactions must be “arms length”.If you decide to use leverage in your IRA the loan must be non-recourse, you are not allowed to use conventional financing because it requires personal guarantee.

I figured the 1% rule was out, the RE market everywhere is really hot right now and inventory is low.

Properties in a flipping business are inventory.

As such, my question to everyone is do you recommend that I submit an offer noting we will seek conventional financing (putting down 20%) or do I note the LOC and the timeline?

I've also considered flipping houses, however, the inventory in my area leaves very little profit margin and the competition is super tough. 

My strategy is to get 10 conventional financing loans in my name for the better terms and the rest will be in LLCs / Trusts.