If you your self cannot get a multi family have you thought about doing a partnership with someone for either a flip/buy hold?

Esp if you're not looking to self-manage, a lower-tier prop will most likely not produce the net returns you're expecting.

I have always been self employed so I don't have the luxury of company retirement benefits and so on!

Many members are experts in their respective fields related to real estate investing, whether that is real estate brokerage, wholesaling, flipping, buy and hold, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.There are some pretty cool discounts on various products and services offered as Perks to BP members that you might want to check out: https://www.biggerpockets.com/perks/pro

Invest defensively if the market is dictating that. 

Also, if self-directed companies offer any events of their own or are invited to speak at someone else's events, there's a high chance you will meet private lenders there as well.

The difference between your adjusted cost basis and the net sales price when you sell is the profit you will pay tax on.Tax when your primary intent is to flip is at your ordinary income rate which could include federal, state, self employment, and ACA surcharge (as much as 40% depending on where you live and pay tax).  

Definitely hook up with @Shaun Hunt and see if you can share resources.Your experiences are both educational and a bit of self-discovery about where your risk level is. 

Its a great size for beginners, you can self manage so you will learn a lot etc. so i am thumbs up as long as it pencils out in analysis.

Being self-employed is notoriously tough to get funding, but it is possible.