But if you only have to put a portion down at winning bid, do you have enough time before the remained is due to get the property HML approved?

The 80% you borrow is enough to cover not only the purchase but the rehab portion of it as well.Then when you have this property you want to hold on to it and covert it into a buy and hold property.

If I have to refund a portion to start eviction, so be it.  

I agree with you that a multi step mailing campaign will always out pull a once and done, however, if this is your first campaign and you have a mentor that is doing what you aspire to, I might defer to her.You can do exactly what she says to get her results (if they are desirable to you) and then improve on what she is doing from there.Early on I had a mentor who I listened to exactly and I owe a large portion of my early success to listening to his advice verbatim.

Once you purchase your property you get renters in the other portions of the building.

But what I see at first glance is that this is a marginal deal at best, even before you consider the financing portion.

If your SDIRA is being used for a portion of the downpayment, the loan will most likely need to be non-recourse.

Looks like investors are making up a much larger (and growing) portion of sales than has been the case in the past.  

Even if you pay off a majority of your primary residence and finance a small portion, that may be advantageous.  

You could consider doing a wrap mortgage on the property and offer the seller a portion of the equity at closing, if you have access to private money.