Buying several buy and hold investment properties around 150k that cash flow well and are in decent areas of the city (minimal crime). 

I'm looking for a SFH rental as my first property with minimal maintenance and renovation (starting out with baby steps).At this stage, I am ready to interview agents and find one that can help find good deals for me as well as provide intel on the market.

Would like any advice others have in negotiation of a minimal money down deal.

Generally speaking, the impact of this tax on your returns is minimal, and you are going to receive a higher cash-on-cash return using leverage, but you certainly want to be aware of the burden of this taxation going in.If you establish a self directed IRA with a custodian (Trust Company), you will need to submit requests for all expense payments - including the mortgage - and pay processing and/or asset based fees depending on the institution.If you establish a checkbook IRA LLC, then you control the checkbook and do not require 3rd party processing.  

Or you can work with me as a good renter that pays the rent on time or a few days early and raise my rent minimally or not at all.

Right now making cash flow seems minimal, even with the best deals.

So I am heavily considering putting my money in here instead. 5% interest is not to bad for a bond like this and the risk seems minimal.

We actually decided to have a termite inspector come in for an additional inspection and he said damage was minimal.

When that same building is sold for a $2M profit 5-10 years from now, you receive a check for $100,000 (5% x $2M).In a 10-year time period, 1 big deal can produce a $170,000 profit with NO money invested, no management or time involvement so no weekends away from your family...and minimal stress.What if over that same 10 year period,  you've found just one BIG deal a year.

Comps put the duplex between 225-235k.Exit strategy: Live with minimal expenses in the duplex for 3-5 years then Refi to conventional.