I'm currently in the very early stages of trying to roll an old 401k into an SDIRA and use the $22k worth of funds to get me involved in my first deal.

Where else in Puget sound can you commute to Seattle in 30 mins and still find a newly remodeled home for well under 400k???   

I am just throwing out ideas here that leave you with at least one investment. hopefully someone can give some sound advice and you can figure this out before the twins arrive! 

I am very eager to get past the begining stage..I started by house hacking a duplex in 2015 .

As Soh said, it sounds like she spends all or more than what she makes so I would definitely pass on that potential tenant.

Sounds illegal or at least a good way to not get traffic inside unit.

Your approach sounds like a Hard Money Lender rather than a Private Lender.

He had done a few investments in the past, but sounded like he had been burned a couple of times.

If you have a HML that is only going to charge you 3 points with no down payment PM me his info ASAP.Honestly doesn't sound like a great deal if it needs a lot of work to reach full value.

I'm a big fan of the benefits of home staging.