in real estate it is more about asking the right questions to find out a sellers motivation for selling, a great book to start is "The Automatic Millionaire Homeowner".Do your homework first as fix and flip is risky, hard work and costly.

I however do like your strategy of buying them, renovating them, and selling them to "investors" with determination, emotional investment all combined with poor math skills.

The mortgage is 30yrs but when i do the math it comes out to be $408K im paying over 30 years.

Do more homework.

You have to do your homework but i believe self directed is the way to go if you want to use an IRA to invest in real estate.

I would encourage you to do more homework on the “historic” aspect of this deal, as it is typically not a simple process (unless the property is already listed).

I would greatly appreciate ANY advise from step one.I'm a risk taker , I've as much homework as I can do and know the only way to get my feet wet is to take the first step . 

I have found when you do the appraisers homework and do a decent job, they will use your information.

The 3-day session has a few nuggets of good info sprinkled in here and there, but is ultimately designed to get you to sign up for "advanced training" to the tune of about $9k per course, or a $40k "special offer" on a bundle of courses.See this thread: https://www.biggerpockets.com/forums/79/topics/185...The afternoon of day 2 focuses on how to manipulate your credit score by raising your credit card limits, and the homework for day 2 is to see how high you can get your credit card limits raised. 

I was already certain that the bottom line wasn't enough to attract a rehabber and obviously I need to do even more homework before I post anything up for sale so I won't use up bandwidth addressing each point you brought up.