Now the hard part, figuring out if i want to use that to snipe a great deal on our first property, attempt multiple properties at once, or save more and attempt to stay local in SoCal.

Things I will mention to the seller: -Having no realtor(s) involved will save him 6%.

It is not a waste of money, it WILL SAVE YOU THOUSANDS by helping you to avoid a bad deal!

I don't have a lot of money saved up and I currently have poor credit 580-600, but I'm interested and dedicating myself to taking the first steps of financial independence by learning the ins and outs of the real estate industry.

Wondering what the best solution might be..Prop 1:  Bought 2011, FHA 3.5% w/ PMI; MV ~185k; Loan Bal 92k; HELOC 36k @ 5% floating off Prime (drawn to pay for down pmt on other property); Rental (performing)Prop 2: Bought 2014, FNCL 3.875% w/ PMI; MV ~ 260k; Loan Bal 173k; Rental (performing)Prop 3: Bought 2018, FNCL 4.625% w/ PMI; MV ~440k; Loan Bal 356k; Owner Occ / Primary - Saving the detail, to get the deal I had to put up more down payment than I would have liked to... 

PITI: $1,200.5% Down Payment of $163,000 Purchase Price.Property Appraised for $190,000 right out the gate.Originally paid Gas/Water for both units and electric for 1 side, but am in process of switching electric over to new tenant, which should save $140-160/mo. 

@Nick CausaThe key principal of a self-directed IRA or 401(k) is a means to diversify your tax-sheltered retirement savings. 

I also set savings goals to help fund my first deal and when I will be taking action on that deal. 

I found that , yes, I saved on taxes, but that maybe without the time pressure of those 45 days, I could have sat back and maybe found an awesome deal (instead of just a good one) , that would have ultimately created more profit for me than what I have saved on taxes. 

Creating a savings plan and budget for the purchase of a duplex, from my understanding the following expenses typically include what I have below,what else am I missing ?