I highly recommend an attorney to draw one up as each state and each property can have unique issues. 

Is it high appreciation area with a low rate mortgage?

It is right near the hospital and now Mass Gen bought out Wentworth Douglass Hospital so our units are in high demand.

As long as you follow the two-year holding rule and structure the deal properly, you should be able to move forward, but I’d highly recommend working with a tax pro to ensure compliance.Disclaimer: I’m a licensed real estate broker associate in Florida, not a CPA or tax attorney.

Here are a few high level thoughts for you as a beginner:-Don't lend in second position-Don't do deals with new investors-Don't experiment with new strategies, even with experiences investors- ie, don't jump in to a first development project with someone just because they've flipped 20 houses. 

If you had $50K in a Self direct IRA how would you leverage that to yield short and long term dividends? 

But on this specific guy, I jumped on a call to explore the program and it was a high pressure sales call, it did not feel organic, not trustworthy and certainly did not feel the right fit.Why would someone spend 10k on a so niched-down space of real estate when they can get someone for the same amount to teach him/her everything?  

For a 3-4 family home, it's more complicated—you're looking at commercial lending, which requires a large upfront investment, high holding costs, and greater risks.

Since you’re considering Midwest markets, I’d highly recommend adding Detroit to your list of cities to research.

I actually recently started a youtube channel where I will be uploading videos to help investors (or anyone else interested) learn how to self-GC new construction.