Dustin,Thanks for the details on you method.  

Still very new at this and so far I've been buying and holding about 6 properties in los angeles area.I would like to explore opportunities in multifamily, commercial property, financing, or even flipping since I haven't done it.

So I have to conduct a lot of business via email or voicemail tag which isn't the most efficient method of conducting business and causes things to take forever.

I want to use every method starting out but by no means would I want to waste my time doing a task that will not lead to any new business or calls from city officials.Thanks!

I want to use every method starting out but by no means would I want to waste my time doing a task that will not lead to any new business or calls from city officials.Thanks!

I don't prefer the 'trial by fire' method when it comes to investments. 

Should I leave as is or explore this more?

You shouldn't have too much trouble finding an SDIRA provider that doesn't charge for incoming funds no matter what the method of deposit is. 

My wife and I have been using the BP method of calculating operating costs for rentals in Houston but we were starting think that just using say 8% for maintenance, 8% for vacancy, etc is fine for a place that only commands $1000/mo in rent but really penalizes a place that commands $3000/mo in rent making it impossible to find a good deal.

If no, you have to find another method - Subject-to, private money, etc.