I've done a few deals where the bank offered purchase + rehab funding up to 75% ARV, and then it converts automatically to a normal mortgage loan at the end of the rehab. 

Do you mind sharing more information? 

Just be mindful that you can't 1031 a personal residence but it might be eligible for capital gain exclusion from section 121.

Is there an easy way to divide the basement up?

So in my mind it would be best used as a last move into a REIT you never sell.  

Generational Wealth: If your SDIRA invests in real estate, those assets can pass to your heirs, benefiting from the step-up in basis (outside the SDIRA) or continued tax-advantaged growth if inherited in a beneficiary IRA.

If they are dinged or scuffed you can touch them up with white appliance paint.

You really cleared things up for me when you said class A,  3-5 years cashflow .

Non stop action taking and never giving up plus always making sure we give our absolute best to clients and always reply never making anyone wait and go to a competitor :)  I have Ads, I have a lot of social media posts and updates on all social media platforms daily. 

So basically in my mind this would not be a great financial move as we be accruing about 200k more in debt if we were to sell one house and take the cash from there and use it as a down payment.