Frank I like the concept, but the only things that are jumping to my mind are a $ or a house pic, Im not sure that I could generate enough interest with either of those ideas. 

My question is… I understand the concept of making your profit when you buy, but how realistic is it really for a new investor to find a 10% - 40% off property to buy?

I think it's a "shoot for the stars and you'll hit the moon" concept .... ! 

You're selling an intangible product with concepts and ideas, methods of planning the unknown.

I could not see myself purchasing a property with a useless kitchen, or slanted walls on the second floor (due to the roof which minimizes useful living space, generally the bedrooms), or closed off rooms (I prefer open concept, as do many homeowners & renters today).  

The concept is sound, but I have found 1 decent and honest deal out of about 300 I have been sent in the last 6 months.

However - and this is the important part -  you should always be receiving a higher cash-on-cash return for your leveraged IRA dollars than you would with a comparable all-cash purchase in an IRA.The use of debt financing such as a non-recourse mortgage comes with some administrative overhead, but can improve your returns.As you research self directed IRA vendors, look for someone who can help you get a full understanding of this concept.

That concept makes sense, but the word "can't" does fit in my vocabulary.

For the longest time I've felt like if I have the right skills and concepts with flipping cars then I could apply it in real estate and be just as successful.After losing my first job and trying different careers, my feeling has always led me back to wanting to flip houses, so I decided to pull the trigger and put the fear aside.

It was painful to do so (believer in the "bird in hand" concept).