I already max out this 401K every year but want to put away MORE pre-tax dollars, can i set up a personal Self Directed IRA, in addition to this 401K, so i can minimize my weekly tax bit.2. i want to buy RE through my 401k, which is not allowed, so this is a second reason for wanting to setup a Self Directed IRA personally.With the above notes, if you do this, has your employer given you any resistance in setting up pre-tax dollars to be sent to your IRA?

@Jody Hodges, that isn't the best area, as noted above... but not so much because of the crime, although that is an issue, but from a numbers perspective, houses in that area were going for 30-50k just 2 years ago, and now that investors have gotten wise, they are making minimal repairs and reselling for much greater amounts.

So, I was very excited when I heard about delayed financing. 

Unless you are creating some kind of world vision - think the Teslas, Googles, etc - the arrangement is almost purely transactional; they are looking for maximum dollars for minimal work, and you are likely looking for the opposite.

These are based on linear interpolation model, 3 peaks of Covid, a vaccine coming June 2021 and a 3 month delay in market reaction.

or single family)- close monitoring of initial investment, minimal money down2) BRRRR in Denver area if feasible, considering out of state- Focus right now is getting pre-approved for FHA financed property and close on an attractive deal.

Are there any delayed repairs that need taken care of immediately?

A friend suggested that, if my father were to sell me the property well below market price, we would reap the greatest tax benefit because he would minimize his capital gains taxes now and later taxes as he passes on his wealth to his loved ones. 

Backsplash in the kitchens, nice floors in the bathroom (small areas, so the cost-bump is minimal), and updated lighting in some key areas (like the dining and living areas) go a long way.Basically anything you can do to activate that "Ooh, that's so pretty"/HGTV part of the brain, while being budget friendly, is a win. 

It seems like you have definitely run everything at a worst case scenario rate which is great to minimize any surprises, but don't be surprised if you have more cashflow than you expected based on your assumptions.