After 6 months, or 1 year (whatever time limit required), I take a cash out refinance (probably up to 75%) on "my" property to buyout the other owner (grandma).3.

And all the duplexes that would be big enough is way too expensive and wouldn't allow us to cash flow and still would cause us to not qualify for another loan. 

The pros: - not having to do a major renovation from out of state- easier to get a conventional loan since the house is livable vs. a distressed property (would need to pay cash, do a hard money loan, some other type of financing)- can get a tenant in quicklyThe cons: - you don't know how good the renovation is, could be cosmetic without addressing underlying safety issues (plumbing, electrical, foundation, etc). - a home can pass an inspection but once someone is living in it and putting daily stress on the house (turning faucets on, light switches, turning on heat/AC etc), things can start to malfunction.

But the headache: CPA said need to file tax of the SDIRA ; Lawyer who helped to setup LLC said you need not to file tax when you didn't get cash from SDIRA.Do we need to file tax for SDIRA or not?

We have several different "types" of properties to include traditional single family rentals, one multifamily rental, lease to buy options with tenants who hope to buy from us, two short term rentals, and some agricultural farm land that is cash rent. 

The higher rates have somewhat slowed down the "get rich quick with no money down" crowd as financing is more difficult, but I still see a lot of new investors with serious cash or purchasing power.

Interest rates are often a key concern for real estate investors, as mortgages are often the difference between a cash-flowing deal and a dud.

Does such a thing like this exist, or should we go the SBA cash flow loan route?

@Daniel ColonThis would only make sense if the property was over a million dollars AND you paid for it in cash.

Another option is cash for keys but I have never done this but others on this forum have and can probably advise further.