About a year ago, I found BP and started researching how to properly fix and flip houses.

They still require you, the investor, to conduct proper due diligence and to keep your head on in case any challenges arise.

The issue is everything says "installment sale" and I don't know if that includes mortgages.Any ideas?

Then the property title would be transferred into the LLC, thus giving you checkbook control over this and any other assets you will purchase in it.Here are some of the Checkbook IRA benefits:Ability to execute transaction directly without going through custodian or IRA Administrator, simply by writing a checkEliminate transaction fees and asset based fees (you will need to pick the right custodian with proper fee structure, the company you will chose to do this for you will help you make that selection)Eliminate delays and 'red tape' that often comes with having a custodian handle every single transaction, you can act on best investment opportunities immediatelyHope this helps. 

I found something called Section 8 housing which can be very bad for investors if tenants are not screened properly I understand even with proper screening you will still get bad apples.

I feel that they offer a goodproduct at a reasonable price with the installation included. 

@Aaron Deane Many of the answers you are looking for can be found here:How to Effectively Conduct Joint Venture Agreements as a Real Estate Investor596231-how-do-i-properly-construct-a-purchase-with-a-partnership591376-create-an-llc-for-first-partnership-best-way-to-do-so526244-taking-on-partner-s-and-limiting-our-liabilitesGood luck!

They installed a 1" line from the street to my property with the meter. 

Thanks, @Michael Garofalo  What you're saying is that as long as my properties properly cash flow, a downturn shouldn't hurt things too much outside of an increased vacancy rate?

Proper paint and paint techniques can do wonders for cheap