Or is it a dead end because the costs would be either equal to the ARV or even more?

When purchasing the “replacement” property, do we need to purchase a property equal to or more than, the Capital Gains or the Net proceeds?

I would just keep a pulse on your market and competition and continue to offer an equal or better product at an equal or slightly lower rent.   

Dose the general rule of thumb "declared income multiplied by 5 equal maximum loan amount" Cash would than make up the difference. 

2) Is there any advantage to doing it in a SDIRA vs SOLO401K all other things being equal?

My wife is a local real estate agent and her experience has been that her clients tend to go with new construction over  existing every time in Bettendorf if price/location is equal. 

Its very vital to have a good PM..

It's so easy for an investor from an expensive city like Seattle to see most midwestern markets as major bargains, but not all are created equal.

2) Is there any advantage to doing it in a SDIRA vs SOLO401K all other things being equal?

In my mind I could validate either way for a 50-50 split being that having money and the expertise you still don't have a deal so by me providing a deal that could be as equally beneficial.