The last one we paid cash for and self-funded the improvements too.

There are always some self-righteous individuals who try to appear as very professional figures in this community. 

When you transfer retirement funds into a self directed account you can certainly buy real estate with it. 

You're in the business of flipping houses, so any self-employment taxes on the ordinary income most likely aren't being calculated in QB. 

It's to easy to dig a hole for your self on good intentions.

You can also sell them on sites like paperstac, debexpert or others as well as brokers like Mission Capital, Rams or Phoenix.Depending on quality of paper and interest rate will determine sales price - also I would say self servicing can have a negative impact on the sales price as the major players in the space are not fond of self servicing. 

Is using a self-direct IRA to fund this venture a way to defer taxes until retirement ?

I have a few reasons for this. 1) We are both self-employed and our income is inconsistent. 2) We don't want to impact our DTI, because we are planning on buying a house hack within the next year or so.We would be open to going up to 6 units for our first property as long as it's within budget.Now that you have some context, is it possible for a rookie to use a DSCR loan on a duplex or triplex?

25 y/o and in the process of being a self taught real estate investor.

I suggested that the agent represent themselves --- that suggestion started a lively discussion on the subject of self-representation on real estate deals.Do you self-represent on real estate deals where you are the buyer/seller?