Hi,I purchased a rental property with my self-directed IRA (all cash) in 2013 using an LLC set up for me by an attorney.  

There is a loophole that many investors are taking advantage of, but I predict it will be the downfall of many platforms in the future. 506b portals (ifunding, Realty Shares, Realty Mogul and Fundrise etc. ) allow investors to self certify.  506c portals (Real Crowd, Patch of Land, etc ) must use reasonable means to verify investor's accredited status before they can invest.  

I like the morning or afternoon ones my self.

@Kenneth Jackson,About the only option you have is to learn how to team up with money partners, whether that's private lenders, other investors or hard-money.Read up on self-directed retirement accounts and how folks can use them to take more active control of their earnings on their retirement savings.When you can show folks how you can get them 12% to 20% return on their money versus the beating their savings has taken on Wall Street - 50% to 90% losses, you'll soon have more money available than you can find deals to do.There was a post in another thread about the biggest mistakes newbies make.

@Samantha Klein Income earned from flipping would fall under self-employed.

While it may make self managing harder, you may even find better prices by venturing further into the Central Valley, like a Bakersfield or Fresno... 

I have done a few transactions like that personally in both the residential space but primarily in the self storage space.

I am particularly interested in acquiring self storage facilities in the state of Florida.  

Change to another use, i.e. self storage, vehicle storage, boat and RV storage, etc.

I had to look for over 9 months.One thing to keep in mind if you decide to go the FHA triplex or fourplex route is the self-sufficiency rule, which states that 75% or 85% (depending on which state you're in) of the market rents on all units (including the one you will occupy) need to cover your monthly payment (principal, interest, taxes, insurance, and mortgage insurance).