Since you are in your 40s you probably know a lot of people who had a career, then switched jobs, which means they probably have an IRA they can convert into a self directed IRA which they could loan to you and make money tax deferred.

My dream is to do flips (I am self-employed interior designer so I have a fair amount of knowledge/experience/ideas/hook ups when it comes to the renovation world) but still not sure how to bridge the gap between where I am and where I want to go considering how insanely expensive real estate is here and also how relatively inexperienced I am with regards to the whole process (aside from interior design and some construction knowledge).

I also give my screening criteria up front and let them ask them if there is anything we need to discuss before they pay the fee and this seems to motivate them to self disclose which saves us both time and money if they would be rejected anyway.  

.- I self manage.

For several years I have purchased rental property with my Self Directed IRA. 

For several years I have purchased rental property with my Self Directed IRA.I'm 67 and would like to start taking a property a year out of my IRA as a distribution.Does anyone know of a company or an Appraisal Firm that specializes in Valuations of IRAs like this?

I'm self employed (10yrs) and the newest rental isn't in our taxes until next year.  

My husband is self employed as a pest control salesman, so we get paid as a 1099 contractor instead of receiving a W-2.

We used cash flow from the second year for some cosmetic upgrades (new flooring, upgraded balconies, etc.)I do self-manage.

expect the repairs to be 150k+ with the amount you working(unless you go back to the idea of doing it your self) make it your forever home.