Approach other banks (start with local banks or credit unions - they might be more flexible with their underwriting guidelines)3.

(I intent to apply HELOC on the rental property because of the flexibility.

My work schedule is pretty flexible, and to fly down every now and then to hire a contractor or manage some project at the property is reasonable for me.

I have a flexible job to where I can take calls at work.

I feel like there has to be something here since the house is free and clear and the seller seems like he might be more flexible than he lets on.

Fortunately after years of working REALLY hard I have some pretty good systems that have allowed me a lot of flexibility and to not have to put much time into the day to day dealings of my flipping business, but then of course I decide to go and start another business teaching people what I do since I had some "free time" so much for free time!

You will need a flexible schedule to be able to look at properties and make your offer within hours of the listing.  

Working for yourself, having control of your time and the flexibility to shift focus as needed is awesome.  

This frees up your money to act as reserves to weather a financial storm or can be used to reinvest else where allowing more flexibility to your finances.The downside is you have interest rate risk on conventional rates after the FHA closing for 7-9 months in which you dont know for sure where the rates will go and the payment on the FHA loan is higher in the short term than conventional.

@Walt - there is an old expression about hiring your accountant that says don't hire the guy who can prove that 2 + 2 = 4, hire the guy that says "how much do you want it to be"point being - I was planting a seed for Jesse to follow and NOT selling any services - this is spelled out pretty clearly if you followed the link, and HIS accountant should know requirements for Certified Plan Administrator as well as flexibility within the self-directed IRA structure - there is ALWAYS more that one way to solve a problem - right ?