Did your agent tell you that or did you buy directly through Honeycomb? 

I thought I'd try here to see if anyone has had experience buying property with a 401k/self directed IRA.

That generally means buying cash, doing a rehab, and refinancing.

My wife on the other hand had new credit but a 700  score they explained we need it to get her personal credit and then in 6 months apply for business they did combine $77,000 in buisiness  and personal the best thing was my credit score only drop 6 points and yes I used Kaydem financial to remove inquiries worth the price I got a total of $204,000 all interest free and yes its been 7 months since I complete it my funding all credit cards are active about to start the process again why pay a hard money lender points and high intresst when I can just use my credit card to buy real estate low interest no points 

I will contribute money for buying and renovation, and the partner found the deal and will do management of the project, split is 50/50.

Start with BiggerPockets Ultimate Beginners Guide (free).

What's your criteria and preferred zip codes when buying?

They have the option (but not the requirement.) to buy the property in 2-3-5 years for price x or forfeit their option money. 

There is a book you can buy with it that basically recommends doing 30 minutes a day and that's a enough to really get in a heck into shape.

Once you have that you can qualify for a low money down loan and buy a double.