—Sell both at $550k = $1.1M minus 410k mortgages - 130k rehab - 88k (approx 8% commissions/fees) = $472k to buy more REConcerns:Refi: With 4-plex valued with comps instead of NOI, I’m at the top of market for them right now, which means minimal room for further value add/appreciation and now might be great time to sell, though I am happy with Cashflow.Sell: What can I find as a replacement?

Can I sell the above renovated property to a separate individual (non related) for a price (and make a minimal capital gain) and then have that individual sell back the property purchased through my Self Funded IRA?

For what its worth most deals I deem meeting minimal IRR standards is 13-15% but you have to dig a little deeper to uncover the real placements of cashflows and capitalization events... and then dig even deeper to verify the assumptions such as occupancy, rent increases per year, and what reversion cap rate was used.Again I don't look for IRR cause its manipulated a lot instead I look at total return on a 5 year basis.

nice profitability for minimal work and risk Lessons learned?

Investment Info:

Single-family residence fix & flip investment.

Purchase price: $68,100

Cash invested: $35,000

Sale price: $170,000

Bought a dilapidated foreclosure. Renovated the basics of ...

The idea is to buy as many assets as possible using the same or minimal cash so that you increase your wealth. 

This effort has an optional additional family member interested in participating in exchange for access to the vacation unit (doubling as an investment for him).Our goal is to become the owners (or at least occupants) of the first house while minimizing the tax burden for all parties involved.

I do invest in REITs online but they are minimal investments and nothing substantial enough for me to "escape the rat race" and I think the cash flow opportunity and well the opportunity overall is significantly bigger if I invest in more hands on real estate outside of REITS or index REITS.

Complete the kitchen and living area remodels first as that will make your home more desirable for people to rent and will minimize the inconvenience.  

If not, then no worries;  this is a a well trod path and you can safeguard yourself to minimize the financial impact.