I don't want to quit my job anytime soon.. but I want to supplement my ability to retire earlier, rather than later.

In addition, 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 specialty 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.In addition, please note if you purchase debt-financed real estate with your IRA, unrelated debt finance income tax should apply to the income attributable to debt-financed real estate held by your IRA.

In my opinion the best scenario for you would be as follows:1)  5 yr lease with a 3% rent increase every year on the year anniversary.2) Require proof of ability to fund the build out project. ( Letter from Bank, lender )Require a one month rent or more security deposit at lease signing. 3 ) You should have building insurance ( build out/ construction insurance ) started at lease signing.

Most attorneys I know have the ability to do videoconferencing (because we can use it to avoid going to court sometimes).I think a great place to start is by contacting the local bar organization of the county you're in and asking for the real estate section. 

I'd definitely suggest a small multi-family (2 - 4 units) for several reasons.1) Can be purchased with a conforming loan2) Ability to house hack (if desired)3) Vacancies don't decimate cash flow4) Potential net cash flow higher than that of SFRSome important things to think about. 

The problem is I will still be working my 9-5 which will severely restrict my ability to immediately follow-up with phone calls or online inquiries. 

You can buy sub2 as well.All that said, credit is a small part of the transaction, your education, experience, knowledge, team, and abilities all will factor in.

(aside from large 100+ complexes) The BRRRR strategy seems to be the crowd favorite and that's mostly due to the ability to buy at a discount.

All the HOAs are trying to stop a bill that would prevent them from enacting rules against rental properties.Tennessee bill SB1429 amendment: http://www.capitol.tn.gov/Bill...If this passes you would no longer have to worry about removing tenets because of an HOA and losing an investment property.

Multi family I maintain the landscaping And could have to pay for some Utilities.For me personally I like the ability To have several tenants to spread my risk across instead of the whole 100% or 0% occupancy.