As for distributing them, drive through a targeted neighborhood and have someone hop out of the car when you come across distressed property.Additionally, you could partner with a realtor or if you are a realtor, you can do data mining on your MLS platform.

@Blake King Congrats on the duplex and welcome to the neighborhood!

@Michael Duncan I wake up at 6:30am PST, I make my coffee and then drive to a neighborhood my dog and I will walk.

Love the BRRRR strategy as a concept - just getting harder to find properties that can fit these days.So a shift in strategy - how about borrowing money from my SDIRA LLC to buy an investment property, record the mortgage showing the LLC as a primary lienholder, and then do a rate and term refinance in the first 6-months to repay the LLC.Is that allowed, or does it violate the Self Directed IRA rules?

They were driving a neighborhood, ran into a guy and started talking about what's for sale in the area.

Boise, Idaho sure seems to fit your needs, other then those 1% returns right now!

I own a number of properties in a historic neighborhood.

While some other NW neighborhoods might be hotter or have higher upside, I feel sticking near Blue line stops will help minimize risk. 

Most of my properties are in a low income neighborhood, and my tenants do not all have checking accounts or credit cards, so this has been the best way.

This seems like it would fit in line with what you are trying to do for your first deal.