Get educated.

:) But I’m brand new at this and just educating myself for the first time... so far the main criteria to finding a ‘proper deal’ I’m aware of is to make sure you but your property at a discount. (20% - 30% discount seems right but I’m sure practicing this is much more difficult than it sounds.) 

We have considered the escrow option but we were waiting on the broker to get back to us as apparently she was going to go walk through the townhouse today. 

The reason I estimate $120k in repairs is because I want to increase the ARV and increase rents, which brings me to my next point:A 4-unit renovated comp with the exact same specs showed up on the MLS today for ~$1,600,000!

Additionally there are continuing education requirements.

What else should I be asking or looking to educate myself on with respect to using my SDIRA to finance (lend) and hold a property for rent?

hey @Shaun Morgan , I don't have too much experience in this field so DEFINITELY take my opinion with a pound of salt, but from my education in entrepreneurship and from what research on the topic I have done, when it comes to private investors it is less about what info you bring to the table on the first visit and more so how you approach the situation.

There is no way you'll find deals like that today unless the owner is mentally impaired.

@Lauren PerryHey LaurenI am finding it difficult to buy true cash flow properties, as many markets have risen considerably.I started in Atlanta in 2011 when distressed SFH were selling for $35,000, today average value of $170,000. 

If so then I'd say they probably know better than anyone on here as to what the best option is for your market today.