@Ray P.Be careful with phrases like "promissory note to myself" relative to using a SD IRA...typically you cannot directly benefit personally when using a SDIRA, all transactions have to be done in the IRAs name.With 15 K, I would probably:- Leave it, invest it as best you could with stocks.

I typically subtract 3%, of the ARV.Realtor Fees: What is the commission you are willing to pay your listing agent (unless you are the listing agent) and the buyer's agent.

Brian Jameson If you show a loss YoY on your returns, most of the traditional long term financing options will be closed to you, including Fannie/Freddie and typical bank loans.

This typical American family does not have an extra $1,200 per month in their budget!

Typical minimum is 1% rent to sales price so if you paid 163,000 you want to see 1,630 a month rent.

What I don't appreciate is someone essentially calling me an idiot, or belittling me over asking for such help.

This seems to be a typical operation by most unlicensed brokers.

Refrigerators are typically considered "non realty"or "non-real-property" items since they are not attached to the house. 

What is the typical % of profit split in this type of scenario?

I've seen similar promises here in NY and it turned out to be 2 Loans - Loan 1 was a credit card cash advance and the second a more typical hard money loan.