What do you say in your ads so that people self-select out?

Well, for now, you'd do well to learn about self-directed retirement accounts and how to attract private lenders - anyone who wants a better return on their retirement funds than the negative growth Wall Street has been providing of recent, and they want it with less risk.For the longer term, learn about building credit inside a business entity.

You will likely want an S-corp or LLC with S-corp election; otherwise you probably have to pay self-employment tax on your income. 

Anyone has any recommendation for a CPA who is expert in Self Directed LLC to help file CA 568?

In the the first month of 2016 we again purchased another SFH and self financed the purchase and the rehab.

.- Strategy/Financing = As mentioned before, I want the cash reserves we have now to be mostly what we use to reinvest in future properties and have a generally self-sustaining model.  

The truth is income is a messy topic when you venture into the calculation of over time, commissions, self employment income, rental income, and other grey areas of how income is calculated.

I'm thinking about moving my retirement savings from my current 401k into a self-directed IRA and using that to fund flips.Does anyone have a truly great accountant they work with?

This is known as the self-sufficiency rule.

We both work full time and self manage, so more important right now to stay invested in that direction!