I invest in a Self Directed IRA for me and for other investors.  

You have to start at one end and slowly work towards the other - sort of like putting self-adhesive shelf paper (Contact paper) down, if you have ever done that.The veneers I have seen are just plain wood, so you have to paint or stain them to match what you have. 

My 2 cents is to just find a skip tracing service, and a source to get lists from(taxes owed, code violations, out of state owners etc) this is much more effective and less time consuming.

I have been tuning in to different webinars available here on BP about REI in general and taking the first steps, like writing this forum, to fully immerse my self in the RE community. 

Throwing out offers left and right may be less effective than a few well monitored markets and targeted offers.

For the last 6 months I've been self employed with my online company.I finally have some real money and I really, REALLY want to finally pull the god damn trigger.I have no friends with real estate and seems like anyone ive approached locally doesn't want their territory stepped on, only interested in selling their (cash flowing at least) flip. 

Start with value clarification and self examination.

Their circle of influence and sphere will utilize them to invest and the license can be used effectively.

In which the cost of the renovation is included in the mortgage.Has anyone ever used this mortgage and does it still produce the same effect as the normal BRRR strategy where you skip the refinancing stage?

Educate your self first.