I have enough capital saved up for a down payment but will look to get some type of loan (either FHA or Conventional) and will be looking to work with local banks to secure that.

Instead of doing a conventional loan, My plan is to pay cash for it, then do delayed financing to get my money back, 80% of LTV of hopefully at least $60k which would allow me to pull out $48k of my money.

Tampa & Charlotte are also strong markets, I'd suggest taking deeper dive into available inventory in and around each market for starters.

Granted there are some big players but like I always say these are very well financed and sharp operators.. not just someone who woke up one day.. also the bigger wholesalers that I have funded deals for are LICENSED and they do buy their inventory and resell it I know I fund it.. :)  and PS the guy I was talking about was in Mississippi.. and the state of MS department of real estate gave him a cease and desist and a pretty hefty fine.. 

I would zone to MF so you don't have 4 financed properties but one, 10 financed properties is the max allowed on the conventional market, you will get there pretty fast with single units and after that only commercial loans are available, even for a small condo...

The issue with doing too many flips (as an individual or an LLC) is that the IRS will attach a "dealer" status to you and treat all of your investment properties as inventory. 

Also, there is very limited inventory with this value add feature grandfathered in but you see them come up every once in a while. 

Keep in mind, you are comparing what your self-directed IRA can do relative to what a conventional stock market IRA can do.

Deal 1: 4/2/2 SFR Nice quiet neighborhood, easy rental or owner finance area, low DOMPurchase Price: $115kAs-is: $115kRental ARV: $150kRepairs:$12k....0$ if the current tenants stay which they plan to do and have been there 7 years (I hope to wrap and OF to them)Flip ARV: $160Repairs: $20kRent: $1200 current, $1450 marketTaxes: $4000Seller will carry 25% = down payment on conventional loan.Deal 2: 3/1.5/1 Garden Style Townhome, possible section 8 rentalPurchase Price: $95kAs-is: $95kRental ARV: $110kRepairs:$20kFlip ARV: $130kRepairs: $30kRent: $1495 top of marketTaxes: $3300Seller will carry 25% = down payment on conventional loan.

Conventional Mortgages- 25% down What was the outcome?