@Patrick HallThere are several providers that are active on BP and are present on this forum, including myself.

I hope you get several answers that can help you to decide. 

I've spent that last two years preparing, saving, reading and educating myself through BP and several books for that one moment, that moment of pure ecstasy, the  moment I closed on a rental property.

As an IRA, a self-directed plan is the same as any other, just serviced differently to open up the possibility of the IRA investing in a broader array of assets than what is listed on the public exchanges.There are several types of providers, with different services. 

Your other option is some of the Alternative Non-QM lending programs that are out there, there are several that take the Rent Debt Coverage Ratio to determine the income or debt ratio instead of the borrowers personal income, most of these only have a 6 month ownership seasoning to use existing value, one company that has this program is Impac Mortgage, they have their credit matrix online to view at "http://impacmortgage.com/media/forms/iQM-Investor-...

So I've been involved in several dozen transactions, just never as an agent.

If the area keeps appreciating, you could refinance and reinvest that cash in another property, then repeat several years later after you've built up more equity.If you can take the proceeds of a sale and put it toward a better property, then it makes sense to sell.

Hello, I am active investor looking to buy several rental properties in Atlanta with good cap rate of at least 10%.

I have also written several articles on this exact subject, which you can view here and here. 

Not to mention the parking garages and health facility they built for company use.