I am trying to hedge my bets, however, and trying to live by Warren Buffets rules: "Rule number 1: Never lose money.

Your best bet is to reduce your spending and save more, or engage private lenders.While you have good credit, open a free line of credit from a bank or credit union.

A CPA that understands real estate is gonna be your best bet to get all this figured out. 

Your ROI is undefined, since you are dividing by 0 (no cash in).Your best bet is to find some cash to put into a deal.

Might be an odd question, but what is the typical dress attire?  

(around $300 in lawyer fees for me, anyway)Every note from an institutional lender will have an acceleration clause (due on sale)...this means that if you transfer ownership of the property, the lender can call the note due...this is what you will be doing when you xfer the ownership back to the LLC once you complete the re-fi (odds of the lender calling the note due are zilch, but I have heard of it happening)...unavoidable risk with owning property in an LLC and using BRRR...

Your best bet is find a local investor club and network with the guys and gals that are currently doing deals in your area.

Here's my take:Yes a self directed IRA is a great bet if you have a substantial amount of capital there.

Given that, $440,000 felt like a safe bet.

If you absolutely have to get out of there, using an agent is going to be your best bet.