By the way, if I didn't continue Velocity Banking, I would still pay off my home about 5.5 years sooner and save $30k+ in interest.

I own 4 doors here in the Midwest and am excited to add more doors as I continue this investing journey.

Many people choose NOT to have this, because the administrator will then vet every investment you make to ensure you do not invalidate your IRA.Invalidating your IRA means that you've done a prohibited transaction and the entire account is then deemed as distributed to you.If you don't want checkbook control, then I recommend a plan administrator such as Equity Trust - www.trustetc.comIf you are sure that you're aware of all the rules around prohibited transactions and disqualified people (who you can and can't do business with), then a plan administrator like Sense Financial would be a good place to start talking.  

Fortunately in RVA and the surrounding areas there a lot of great opportunities if you would like to talk!

Instead of continuing to hire remediation contractors you should hire a hygenist to come in, do some testing and provide a remediation plan.

I’m committed to keeping my options open and continuing to learn about being a landlord to ensure I’m well-prepared for my first purchase.To improve my ability to analyze deals, I’ve developed a two-part plan:Join a local BP meet-up group to discuss my goals and support others.Continue learning and engaging with the BP forum.Thank you again for your guidance—it’s truly appreciated!

How do you continue  guaranteeing a rate of return or redemptions when the asset class is real estate which is not liquid?

Realistically you would expect the house to continue to appreciate during that time as well... even if at 3.33% appreciation - that is another $50,000 in appreciation you would make in the 3 years - give or take.  

And I'd add talk to local investors for positive and negative feedback, someone who is not trying to sell you anything. 

I would love to talk with a lender to get a better handle on the products that help investors BUT in my strategy, I am leaning toward NOT using hard money at first(if I can avoid it).