I actually IRRRL'ed before I PCSed to try and improve the cash flow, even after, with accounting for expenses, I'm negative.More specifically, I have the place rented out for 1800/mo. 

Capital Improvements: ???

West Greenville, Poinsett Highway (Sans Souci /TR)  are likely to capture a large part of growth in coming years as schools improve. 2) One thing not referenced is the impact Southern migration has on home values.

3) Say 3 years in I want to refi to a traditional lender from my private note;  is that a typical practice? 

Hello BP community, after hours of education via books, podcasts, and meeting with local investors, I have built my own cashflow spreadsheet and attempted to analyze a random local property on Realtor.com to practice my analysis skills.

Is there practice exams I can take?

With respect to paying for expenses in connection with real estate owned by the IRA, not only do these expenses need to be paid with funds from the self-directed IRA,  existing assets that you personally own or through your business or a business of a disqualified party cannot be sold to the IRA to improve the property.

Neighborhood isn’t the best but still decent and improving.

I bought the property got title insurance and a couple years later the town came and wanted me to pay for those improvements that weren't paid for. 

C class areas can see up to 5 weeks but that can be drastically improved if you play your cards right.