I would grab anyone who will do it for you and I would expect you will pay 15 to 20% apr for those type of loans given the risk profile.. has nothing to do with you personally as a qualified borrower but for a PML if something went wrong and they are sitting behind 3 to 15k mil in senior debt most could not pay off the first to protect themselves. 

Essentially, we want an extra room with a bathroom and a small kitchen primarily for our own use and for extended family to use.

When vetting a potential dev. deal investment, pay close attention to the developers experience in the market and the number of deals they've successfully exited. 

You pay a premium for quality properties, because they are low risk.  

It isn't a ton of extra work for us to manage an IRA vs regular investor, but eliminating government-mandated paperwork (that adds no value) is a win.

@Don KonipolI like the “real estate is linear” and will always increase every year by X and one today was it’s ok to pay $300k for a $250k home as it’s like paying more for a subscription on a monthly basis vs on a yearly basis….

While you pay for their utilities and repairs.

Due your DD and you'll be fine with either self pay or S8.

If its Paying for leads that is fine, then just some advice on how to navigate and where to look to generate them.  

Loan is an FHA loan at 4.25% and I am of course still paying that PMI.