I’m surprised the co that did the assessment won’t provide financing but it will end up being their loss.

We have a number of single family houses as rentals and are both self employed as service workers (acupuncturist and chef).  

Are there any recommendations for self directed IRA’s?

Does anyone have experience using a self directed IRA in the Bay Area for flips or real estate investing?

Supply side is most probably copper, though galvanized is possible.If you were planning to flip the house, you could apply lipstick and pass the need for a mid-life retrofit off onto the buyer ... though if your objective is to make a career out flipping in that markt, you might think differently.If you are planning to hold this property as a rental then it is in your long-term interest to upgrade as many of the building systems (starting with the envelope) as you can manage before applying the cosmetics.In your position, if keeping the property as a rental,, I would plan to upgrade the building envelope (walls to R23, roof to R40+), install a proper vapour retarder and HRV.  

I’m also self employed so most of my purchases have been with alternative financing without going thru the banks.

I'm not sure I have the time to self-manage. 

When objectives differ then it can become difficult, especially when liquidity is problematic and circumstances change over long periods of time (as pointed out by Mike Dymski).I also agree with Chris Martin’s response – rather than jump into something big, I would prefer to partner with some people, get comfortable, then scale.Legal aspects can be solved.

I added 3% which is on the low end.Management - I will be managing this property myselfThe property taxes were calculated by taking the (2017 county assessment * .95 tax rate) = 1186.00Is the below cash-flow and cash on cash ROI good, great, bad or ugly? 

I had a question I wanted to ask the general biggerpockets community because I felt it could not only benefit my self to know but others.