I'm not looking for direct answers, but rather someone to guide me to material that would help give me a framework to make the right decision. 

Email them directly.

You're going to need to be sending a lot of post cards consistently if you want to be effective with direct mail.

I think its going in the right direction then; the owner will be 78 years old in year 5, and I believe he will want the income for another 10  years or so.

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It is now working.To answer your direct question about estimating Rehab costs it is difficult just by looking at a single picture. 

I sent you a Direct Message and am super thankful for the advice and help!

When dealing with sellers directly that is powerful negotiating tool by coming up with a number like $354,430  you convey a message that you are at your best number and that for a dollar more you can’t do the deal.

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?

I’d try to talk directly to the association, but they’ll probably try to refer you to their attorney, but you need some accounting of what has happened.