I read your post a few hours ago and started thinking about. 

To address this I took detailed pictures from beginning to end of my most recent flip, documenting that we did a thorough job using quality materials.   

Here are a few suggestions on how you can maximize the wealth of information available: Check out the blogs and podcasts, or take advantage of the search feature (magnifying glass).

Of course it is very important to do proper due diligence on the investment and the operator.As far as self-directed IRA there are number of companies offering such service, this topic has been discussed here on the forum many times so you should search using this keyword and learn from those discussions.

I'm actively seeking mentorship from someone with experience in similar markets who can shed more light on this process.

Quote from @Jokari Trueheart: HI, almost 11 months ago I purchased 3 duplexes and I borrowed the funds from my personal residence which I took out a equity agreement for the down payment on the investment property, great idea at the time because I have 10 years to pay it off and theres no payment requirement, but , I learned more about the consequence that it takes a large chunk of my equity the longer I take to pay it back, so my goal was to refi cash out the investment property to pay it back but I don't think theres enough equity yet to pull the full $106k needed, I only borrowed $88k but with the equity percentage for one year i'm paying about $18k in equity on top of the amount I borrowed if I pay it off in year one, so I need this paid off ASAP before it increases more.

Make sure you do some research on anyone you decide to work with in this process.

This money is still owed by the tenants and at times we were able to collect some of the money for the damages.Regarding installing a sprinkler system, it's only helpful if the tenants don't turn it off.

It's been a while but I've read David Green's BRRR and Long Distance books.I'm interested in small single-family BRRR investments.

Then create content around this specialty.