So, if I want to use the investment cash flow to make my living, is the only option available to cash a portion of my IRA and pay the corresponding taxes at the time?

Also, you can command a higher rent for the same unit sizes in the City (excluding the Center City District). 

They don't think their home is worth 950k..i mean after all the identical sized home and lot in St.

I've heard 2 schools of thought - investors agree to lend on the ARV and not the credit/investment of the assigner, buyer, etc and from researching other areas, there seems to be a need for good credit scores and coming to the table with a portion of the investment.  

Now I need to raise a portion of the rehab money.

There are a contractors I've worked with, each for different project sizes and areas.

For the size of parcel you are considering, it will be required to be a part of a subdivision (35 acres is the smallest parcel that can be sold without a subdivision plat).

Some can fund the money down portion so that I don't need to put money into the project and can focus on building/developing.

It's hard to find comps because a garage of that size is an extremely rare find around here.If anyone has any tips on how to decide which way to go I would really appreciate it.

Fees depend on size of the account and how you set things up.