Augusta's proven to be a very stable market with attractive industries like military, medical, cyber, manufacturing, tech, etc.  

I am in my low 30s and I have about 100k saved up in retirement.

At some point, likely retirement, when one’s income drops low enough that you can claim the losses you can start realizing the benefits by way of tax deductions.

The reason I'm researching this avenue is despite saving for 5-10 years via conventional retirement vehicles, I've come to the conclusion that without some further active action by myself I won't be able to live the same lifestyle I currently live in retirement.

@Joe VilleneuveLong term goals are simple, excellent and diverse positive cash flow and assets to fund a somewhat early retirement.

In addition to the financial aspect I’m exploring, I am definitely wanting to find a more stable lifestyle to eliminate other worries.

If my funds I’m leading out are through a self directed retirement fund, which has costs associated with it, the lender may ask you to cover those fees probably $200-$300 or so.  

Being your first rental, I understand your anxious and excited but I would wait until you have more of a stable income.

My father just retired from the local union and we were going to borrow from his annuity to bridge the loan on a reo purchase to flip.

If you do your in luck because as a W2 employee your employment is considered stable if the income salary.Another Gotcha is on a multi-unit if you have a NON occupied co-borrower the maximum loan to value is 75%.