If you intend on using your self directed IRA for investing, the IRS prohibits it from conducting any business with disqualified person or entity (entity owned by you is considered 'disqualified').This could be possible if you use self directed Solo 401k Participant Loan feature - take personal loan against Solo 401k and then you can use it as you wish (you can invest into a transaction that otherwise would be prohibited).Feel free to PM me if you wish to discuss this further.

My goals are pay off all debt (student loan, car loan) save about 20k and buy either a duplex or triplex.

There may be a situation where you can buy a group of units and you need additional participants.

With student rentals, you can expect turnovers every year.

Scott The Book on Flipping Houses,The Book on Estimating ReHab Costshttp://www.biggerpockets.com/flippingbookConsider checking out HUD homes for small multi's owner occupied gets first crack.You might consider Niche or Specialized Housing like student housing.

That also requires participation and motivation from the owner.Next exit is modification of the note.

I"m agreement with the OP that I don't want every thread I participate in here to be easy for everyone to search.

Ask if they know anything coming up for sale.You might consider Niche or Specialized Housing like student housing.

Time to build the legacy.Get independent verification for anything stated by the owner or broker.You might consider getting an agent on your team as an advisory resource.You might consider Niche or Specialized Housing like student housing or vacation rentals.

Best bet would be to participate in a local REIA and find a real estate attorney who is familiar with REI practices to look over your contracts.