@Tyler BoboThanks for your response, I like the point 5 and 6 you added, I thought about them but for point 5 : I guess I would need bigger network, or channel / website so I can find out who's building / needs to borrow and deal with contract terms, etc...not sure if there is easy way available to connect borrowers and private lenders / hard money lenders. correct me if this is not you ment in #5.regarding point 6.

I've been running comparisons of the same floor plans in our area to see what I can borrow and even diving into sales leads. 

I have borrowed several times in a year with no issues.

So the bank will only let you borrow so much money, that may be $500K as a single mortgage or as 5 mortgages each for $100K. 

3% to 5% down works great because the less money you put down, the higher your overall returns will be (not to mention the appreciation rate on the property will be the same regardless of the amount borrowed).

Why dont you find a friend who has an sdira also and have yours borrow from theirs.

Selling the house and borrowing against it can give you a different amount, and that would be your start to narrow down your options.Can you use it to buy a house cash and have enough to renovate it?

Your basically borrowing your own money with repayments spread out up to a 15yr term I believe.

I know that VA loans require borrowers to sign a document stating they intend to occupy the home for 12 months after closing.

For instance, in my market there are products and offerings that allow the borrower to get enough funding to cover the downpayment and closing costs.