If this strategy isn’t as applicable to mixed use/retail, what value add components should I be looking for and if the strategy doesn’t apply, how can one grow their portfolio after the first property besides full private lending?

Cash flow tends to be lower at the beginning, but our business plans always include a value add component.

I haven’t house hacked here but I do apartment syndications and am adept at underwriting deals with a value add and rehab component to the business plan.

I'm looking for a C property with a value-add component in a B or appreciating area.

That said, the Solo 401k is flexible enough to allow for one or more LLCs to be added to your investment structure, if desired.Other benefits include: Compared to an IRA, Solo 401k contributions limits are roughly ten times higher.There is no custodial requirement for the 401k.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage, specifically an exemption from UDFI tax.

You should be going into the project with your eyes open in enough time to make revisions to the component in the project.

I can't for the life of me find the formula for extracting the decreasing interest component of mortgage payments.

Things wear out and need to be replaced over time... look up expected life-times for the major components, mechanicals and components... and how many years you have left on these.  

At that point you've raised some rents, made sure you're stabilized, and are the perfect refi customer to a commercial bank or maybe a B2R component. 

The dialog with the seller is one of the key components that I use to request additional info for my due diligence.