One guy seems to have left some things out.In order to compare apples to apples, which portion of their estimates should I look at?

In a couple of years take it out of production, sell your current primary tax free and move in converting it to 121 property and a large portion of the gain from tax deferred to tax free.  

I go to purchase property and was told I could form a partnership so David told me to have partner write check for his portion and then UDirect would cut the rest.  

But remember that the total mortgage payment includes both the interest portion as well as the principal reduction portion.  

Like will I get a 4% portion of the rents each month?

I want to clarify one portion of it though: holding for 12 months has little (if anything) to do with whether or not his properties will qualify for capital gain treatment.

Your numbers won't likely fit in that profile, so you may need to look at private lenders instead.Tax Implications for IRA Borrowers:When an IRA uses debt-financing such as a mortgage to acquire property, the portion of the income derived from the borrowed capital is taxed as Unrelated Debt Financed Income (UDFI).  

The refinance portion...if you buy well and ad value and raise rents and get it appraised higher than you bought...you can get your cash out and sometimes even more.

I am thinking about using a portion of my Traditional IRA for a down payment on an investment property outside my state.

Make sure you are keeping up with all expenses  associated with the rental portion.