Quote from @Sam Evrard: How do you go about finding areas to invest in with limited capital? 

Quote from @Aaron Zimmerman: I would look for other ways to legally reduce income such as cost segregation studies.

As I studied earlier, the first thing you should do is marketing, then get a call and do a property analysis to understand if it's profitable for you, then meet with the seller and sign all the necessary papers, then if there is a debt in the bank we do a reinstatement quote, then do a title search to check if there are any hidden debts, if everything is fine we look for an investor or flipper and sign an assignment of contract with him and wait for closing to get our money.

Some may have very small thresholds for repair holdbacks on purchases but this is typically limited to make ready items not to exceed $2,500 in costs to cure.

This would make a good case study. 

If you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLC such as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a speciality trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.Can I contribute to both a Solo 401k and SDIRA?

Here's an article with additional FAQs on cost segregation studies that you may find helpful.

Quote from @Andrea Russin: A blanket loan would be a good way to spread the equity however it would limit your ability to easily exit one property without restructuring your loan.

Study the market.

Depending on how you use the property, you may benefit from a cost segregation study and bonus depreciation once the property is in service.