Though credentialed with a degree in real estate, I have not seriously pursued this effort for my own self interests.

True story: it was easier for me to get a loan at a good interest rate with a 50k full time job, over my self employed friend making 150kI know it might not make sense, but that's how it works in the lending world.You are in the right place.

Also, keep in mind your application is the first line of defense, so it could be (like Dracula to a cross or light), the application is doing its job and turning people away--even though they love it.... due to their rental or credit history.  

Hello,I've been looking for creative methods to utilize the funds in my Self directed IRA to purchase Real Estate.

My assumptions are that you are self managing, annual taxes are in around 2.25% of property value, annual insurance in the neighborhood of 800-1200, annual maintanence/capital reserves of 4800, and annual vacancy of one units rent. 

She is dropping 6k tomorrow to convert from oil to gas heat, so her costs right now are scaring her.Waiting 2 weeks with a lower price would still mean it was empty on October 1 which is her self imposed deadline for rental.  

Once the JOB is back on it wont be too long before saving add up and one is able to re-invest in a property that cash flows.I'd move IRA funds while between jobs into a self directed IRA.

I may decide to sell 2 or 3 of them a year, generally profiting less than $1,000 on each, after holding each property for at least one year.Two questions: In your opinion, would I be subject to self employment taxes on the profits from the sale of these properties (considered a real estate dealer), or long-term capital gains (investor)?

Read the wholesaling threads, like "why wholesaling" you'll see pros and cons and issues that agents have as they are to represent the property owner and not get into self dealing matters. :)

When I walked through I had to teach him how to be ready with a renovation plan and a detailed scope, which he didnt have, so each bid was what ever these cl hacks wanted to convince him to do, I instructed that market data and ROI rule all decisions, first figure out your selling competition and what the final product must be than the road there is self explanatory, so I fixed his scope.