What I have done instead is pay cash initially.

Pro tip: make sure the rehab budget is non-dutch, meaning you are not paying interest on the rehab budget until you begin to use it. 

When starting on the RE journey, you may need the cash flow to pay the bills.  

Is it practical / worthwhile to get your agent license purely to avoid paying listing-agent fees on house flips?

Both own multiple LTR houses.Be aware that if you buy a STR in your SDIRA you can never stay in it or work on it while your IRA owns it. you cant stay in it even if you pay normal rates?

A side benefit is that the applicant pays Zillow not you for the application fee and their application can be reused for 30 days to submit to other landlords.

You pay off $6M mortgage, have $4M in “cash” but only a $2M taxable gain ($300-$400k?).

Balloons coming due with higher interest rates, China market, China production, Manufacturing production moving back to the US, Worker shortages, Workert pay hikes, Ukraine/Russia food and fertilizer misses, Oil prices increasing due to the OPEC Q1 production curtailments in place, Houthi issues, Panama Canal Water issues, Illegal immigration impact (buy one of those office buildings and rent for $10mm per year for Illegal housing, take advantage) social benefits required, Climate change believe it or not- Buy or sell into that thought process,  US politics, Baby boomers leaving workforce and needing more benefits, Baby Boomers moving from Stocks to Bonds,  etc.I agree things will get worse, but that means more investing opportunities. 

To win, you have to pay more and with FHA you need properties in good shape so they pass FHA inspections.

I did use them to pay one of my renovation guys during that same renovation as he wanted cash and didn't want to wait until closing.