You have to really set your self apart and establish credibility even if you have never done a deal. 

One month of income is not reliable when self employed or even for W2.

Having some remorse over this self inflicted situation.

I get this question a lot, so I dedicated the last 1/3 of my new BP book on self storage investing to this topic.

I can't qualify unfortunately (self-employed with less than 2 years of tax returns).

I currently have a 50/50 partnership on a Self Storage facility, since 2017.

Self Manage. 

So I’m thinking of leaving federal service and moving what I have in TSP into a self directed IRA in order to purchase some rentals.

self financed, except $50K from Hard lender How did you add value to the deal?

You’ll find plenty of friendly, knowledgeable people willing to help respond to your questions.There are a few self-contained guides that you can access here: https://www.biggerpockets.com/guidesI really like the alerts feature that can quickly guide you to current topics that might interest you: http://www.biggerpockets.com/alerts