As to the hard money lender thinking the deal was "bad" - it never got to those kind of specifics - they have an FAQ on their website - "no scores under 640".

Listen to the podcasts, read the forums, learn the niches and start figuring out which niche fits your strengths.  

I have a business idea attached on the back end of it for value add to the tenants since it is a very specific niche market that I am targeting. 

The real estate license that I'm looking to obtain will be specifically for flipping houses.

Likely not.A self directed IRA is an equally viable means to diversify existing retirement savings into real estate, and you do not need to change plan formats if 2-3 years down the road you get tired of dealing with eBay and are no longer self-employed.The IRS is not specifically targeting self-directed retirement plans.  

So I have been doing quite a bit of researching on market cycles, more specifically emerging markets.

Most of this piece probably won't focus too much on specific deals, but rather, on my experience throughout this (ad)venture, starting out as a reckless and aimless 22 year old. 

Im new to BP and I have a very strong desire to learn Real Estate Investing in general to figure out which niche best suits me.

It really helps me to be as specific as possible when setting a goal.

It is a unique and profitable niche if done properly.