Particularly if you have limited experience. 

My experience is that Sch C in these scenarios is reserved for hosts who do provide substantial services in connection with the property, to include but not be limited to, linen cleaning, maid service, B&B type services, etc. 

We Have one friend who is experienced in investing, and knows how to get off market properties, however admitted that they only have part time and limited availability due to some family issues.

Trying to do flips would be very complex and difficult if not impossible within the IRA space with limited capital.

I believe you can even pull the FHA Duplex Loan limit to turn a Single Family Home into a Duplex.My gut tells me this is a very powerful tool that I haven't cracked the code on fully, just yet. 

High purchase price also severely limits your exit strategy if you need to sell within the first years.I've bought TK myself, and some have worked out fine, but some have had evictions and big turnover expenses.

I'm also limiting myself on area because I want to invest close to home as I plan to manage the properties myself until I get a big enough portfolio or get big enough properties to outsource the management. 

A self-directed IRA (or IRA LLC for checkbook control) would allow you to invest your retirement money into real estate.If you want to use your retirement funds as your own, you're going to be taxed on the withdrawal if they are pre-tax funds.

I was under the assumption that the seller financed homes would not count against the 10 home limit for Fannie/Freddie loans.

I was under the assumption that the seller financed homes would not count against the 10 home limit for Fannie/Freddie loans.