Based on the continuing research, wholesaling property wouldn't be the right strategy. 

My first suggestion is to get them to write down an investment strategy. 

Exit Strategy & Risks-Market Volatility: You might have to hold longer or sell for less if the market goes down.

I like https://quantmaps.com/ if you want to overlay some data. 

If you're considering starting with a duplex using a VA loan, that's a great strategy, especially for house hacking.

If transferring the property to an LLC, be mindful of the due-on-sale clause, and note that an LLC itself does not offer tax savings unless electing S-Corp status, which is rare for rentals.To maximize tax benefits, consider cost segregation, bonus depreciation, and short-term rental (STR) strategies, which could allow you to offset W-2 income if structured properly.

* What is the best strategy for first-time investors: Own or Arbitrage?

If not, I would advise researching this strategy.

I guess the different strategies FOR ME would be.A- Find a lender that would actually do the refi and pay the tax.B- Sell a property and use those funds to lend as they would go back to the IRA. 

Any other strategies I should consider?