Definitely include parents and siblings in the conversation once you have identified the potential options. 

Currently I have about a week to identify properties for the 1031 -I been looking at properties in the SD location (not looking to invest out of southern CA) and have not been able to find something that makes sense (cash flow, location and property condition).

Do this enough and you begin to quickly identify trends based on all sorts of indicators like age of property, square footage, bedroom/bath count, etc. 

Having a presence in the sub-market we identified that the rents were well below market and the property was not operating efficiently, perfect light value-add opportunity.How did you find this deal and how did you negotiate it?

Since you identified you primarily want to use this a str for income, that should narrow down your markets.

On one hand the contractor may provide you with critical information that will influence your offer such as identifying major cap ex or even items that may seem like a big deal to you but the contractor can tell you that it's actually not a big deal and nothing that should hold the deal back.

The trick is to identify them quickly, go see them ASAP, and then be decisive about whether or not we’re going after it.

So the trick is how to identify and market buyers are willing to pay higher interest (in the 10% range), with ability to invest a substantial down payment (equity lowers risk for your note buyer) and with sound enough work history that you believe they'll continue to make payments.

Although I've been listening to BP podcasts for about six months, this is my first time to venture into the forums.I identify as a Real Estate Rookie and Accidental House Flipper. 

The type of self-directed IRA that will best suit your situation and goals will drive the process of identifying the right firm to work with.A self-directed IRA custodian is a processing entity.