The FHA 203k loan program enables borrowers to finance home purchases or refinancing along with renovation costs.

I'm imagining a strategy where you refi upwards every year, extracting equity, and this basically causes your loan payments to keep pace with annually rising rent payments.Conservatively, suppose your lenders require 25% down/equity, and your property appreciates at 4%/year.

Some municipalities post a ton of data online which you can sort and extract for mailings.

To enable growth for my database/network.

My main investments are in 2 Sub S corporations that will not enable the properties to get the benefit of the free stepped up basis. 

The custodian fees for an SDIRA are likely to offset any benefit from that.We are at a unique point in time where the CARES ACT may enable you to just take the money out of your 401(k) now and avoid the 10% penalty. 

Since this deal I was able to push forward to acquire over a dozen BRRRR rental properties enabling me to escaping my corporate job.

A partner would enable you to go with conventional financing.   

“In my view, no state statute enables this type of arrangement.

Google voice them with "Do not disturb" enabled.