I have  NEVER advised any client to "find a partner willing to provide the money" EXCEPT in cases where the client insists on using a method that requires cash and he has none.

However I’m completely open to further areas since I plan on using a GC and PM, I’ll just need to learn a bit more about long distance investing and see what it will entail.

My 2 cents as a contractor and someone who has worked for a cabinet maker in the past...Color shouldn't matter that much as long as you're doing paint-grade cabinets and using a good quality paint.

Using a HELOC for down payment was my first question too.

And also copy what some have said about using a Property manager. 

If it were me I would buy a solid househack using a conventional mortgage.

I would buy a single family home using a conventional (owner occ) loan and then wait 1 year and do it again.

Everything in NYC is expensive so my plan is to purchase my first property in New Jersey using a FHA loan.

I have seen contradictory information posted in different places saying that you probably cannot finance any of the home purchase if using a self directed IRA. 

@David MuscovalleyI'm only going to talk about using a HELOC for a long-term loan (i.e. to borrow equity to acquire rental houses).If you borrow equity to buy rentals, you increase your investment overhead.