Partnering seems like it would be a better fit for me tho.

That said, we model our holdings both ways to find the sweet spot between "maximize cashflow" over our intended hold period and "pre-payment of equity" which results in greater cashflow in the longer term ... it then becomes a matter of discounting the two cashflow streams and deciding which is best.It's also a matter of shaping one's strategy to fit the circumstances.  

Martial arts are great for the young and fit, but what about the old, injured, weak, disabled, etc?

Walking in the front door is the best way to gauge the professionalism of the company to determine if they are a good fit for you or not.   

And I think this would be a great fit for you. 

What I've found in the world of investing is that their isn't a one-size-fits-all.  

I've been searching for a while and just not much out there (multi family).I just picked up a single family property that would fit your idea pretty well... it's a single family home with detached garage that has an apartment on top.

There is a lot of good information here on SDIRA's and real estate investing in general.You will want to focus your initial research on determining whether an IRA held by a trust company as custodian, a checkbook IRA LLC or Solo 401k plan will be the best fit for your situation and investment goals.  

Some great ideas and the Essex/Union County Areas fit FHA Multi Family Owner Occupied Purchasing very appealing.

Unfortunately it's not a one size fits all but I would say if you plan on doing more than 5+ deals a year it would most likely pay for itself.