As to the hard money lender thinking the deal was "bad" - it never got to those kind of specifics - they have an FAQ on their website - "no scores under 640".

I have a business idea attached on the back end of it for value add to the tenants since it is a very specific niche market that I am targeting. 

The real estate license that I'm looking to obtain will be specifically for flipping houses.

Likely not.A self directed IRA is an equally viable means to diversify existing retirement savings into real estate, and you do not need to change plan formats if 2-3 years down the road you get tired of dealing with eBay and are no longer self-employed.The IRS is not specifically targeting self-directed retirement plans.  

So I have been doing quite a bit of researching on market cycles, more specifically emerging markets.

I am an experienced real estate broker based in the UAE for 13 years, working to market and sell UK investment developments and UAE residential developments to international clientele.

Most of this piece probably won't focus too much on specific deals, but rather, on my experience throughout this (ad)venture, starting out as a reckless and aimless 22 year old. 

It really helps me to be as specific as possible when setting a goal.

(I'll list some books below that are great to start with) Joining your local REIA is a GREAT way to get into the world of investing for your specific area.

Send them a flyer with the specifics of the house.