I have done a limited number of deals in other states (while living there), but would like to gain a greater understanding of my current market. 

How much would that typically run?

No great losses, but no great gains either.

@Ray P.Be careful with phrases like "promissory note to myself" relative to using a SD IRA...typically you cannot directly benefit personally when using a SDIRA, all transactions have to be done in the IRAs name.With 15 K, I would probably:- Leave it, invest it as best you could with stocks.

I typically subtract 3%, of the ARV.Realtor Fees: What is the commission you are willing to pay your listing agent (unless you are the listing agent) and the buyer's agent.

So if the numbers work, and he price is right ( my All-In costs ) vs the ARV and their's Immediate Equity gained once I sell the property, then why not do it ?

Brian Jameson If you show a loss YoY on your returns, most of the traditional long term financing options will be closed to you, including Fannie/Freddie and typical bank loans.

If the stock market were to see annual gains of 20%+ for a few years then a large number of people would stop being Saturday afternoon landlords and start being 'stock gurus'. 

Typical minimum is 1% rent to sales price so if you paid 163,000 you want to see 1,630 a month rent.

I enjoy dealing with businesses specifically retail properties.My transactions make me more than enough cash flow yearly so I do value add retail and new development for large equity growth gains on the back end.If someone makes 50k,70k etc. per year then buying a SFR can make sense over time.