Using a different model, and an r squared to gage for best fit, it suggests, as you say, we are above the long term trend.

The CPA you spoke to was right, there are tremendous tax benefits for what the IRS calls "real estate professionals" The basic criteria is twofold: 1) you must engage more that half of your 'working' time in real estate related activities. 2) You must spend at least 750 hours involved in RE.What is considered real estate involvement?

I want to make everyone who I’m involved with life easier, including my mortgage broker - can you help us understand your logic?

Love the BRRRR strategy as a concept - just getting harder to find properties that can fit these days.So a shift in strategy - how about borrowing money from my SDIRA LLC to buy an investment property, record the mortgage showing the LLC as a primary lienholder, and then do a rate and term refinance in the first 6-months to repay the LLC.Is that allowed, or does it violate the Self Directed IRA rules?

This would be an off market transaction, no local agents involved, but still full due diligence for inspections and appraisal. 10% down, 700 +/- credit scores, and good DTI.What's the feasibility of me loaning her the balance of the loan after downpayment, creating a note, and then once it has a three or six month history of performance selling that note?

Don't try to do it without someone who knows how to protect the interests of all involved, usually an attorney. 

Too much money involved not to do due dilligence ;)

A common scenario involves a VA homeowner who has to relocate to a new duty station but wants to keep and rent out his or her primary residence.

Boise, Idaho sure seems to fit your needs, other then those 1% returns right now!

I am looking to get involved in the real estate world with an emphasis on rental properties.