There are banks that do non-recourse loans to IRA's, a simple google search should render you some results. 2) If you are still working for the government, you likely can't rollover the TSP to an IRA. 3) When borrowing money with the IRA, you do have a special tax, called UBIT, not a deal breaker, but something to be aware of. 

I purchased the audio version of Scott's book and joined his SlowFlip program.

I only sold a few amount of properties but the values of the homes have increased.The government is making less affordable homes(Impacts supply)A lot of the points you suggested such as selling costs and having to rehab the property before sale apply to both cheap homes and expensive homes

@Robert WestenbergerIf I were in your shoes, I would focus on multi-family homes, single-family homes with ADUs, or live-in flips, and explore financing options like FHA loans, conventional loans, or first-time buyer programs.

One thing to watch out for is that Atlanta has significant short-term rental restrictions in place, and while Buckhead is trying to secede from the city of Atlanta's governance, it has not been successful in doing so. 

Given this is the 21st century with internet & AI, you'd think the state governments would create an easier way to track all this!

This means 20-25% for a down payment, and it has to be your money that you're using (verifiably in an account that belongs to you).Though there are programs that lend up to 90/100 to first-time investors, those programs usually don't work in Maine due to the rural nature.

@Berna Geylani, you have just learned how the government works or rather fails to work well.

@Christopher MillerDid you take his program?

For first-timers, leveraging programs like down payment assistance or FHA loans can make a big difference.