Only when needing the lower rate to qualify for the loan. 4.65% is very low, consider we did investing for decades with 10% money.Homes usually are held for 7 to 10 years, so your savings on interest is limited and it's tax deductible to boot. 1-your tax rate times the interest rate is your real after tax cost. 

Can the SDIRA purchase building  materials using a debit card  for a qualified remodeler to install?

I am an NC native and Charlotte resident interested in cash flowing investments and I would love to help in any way I can. 

You'll need a Qualified Intermediary for that and I so happen to have a great one.

You might want to consider doing a house hack by buying a property for your primary residence and then renting or selling it later.

These are coming in the 6-9% interest range.Another possibility will be an Non QM alt doc loan, but you will still have to prove qualifying income.

So far, by some amount of amazing fortune, I've been able to qualify every single family that had this structure of mortgage, that has called me, for the refinance that (in this scenario) at least dropped it down to ~$2080 per month.

You could do an exchange and buy two new investment properties and after a while convert one of them into your new primary residence so you'd have both a primary residence and a rental.  

He's a  PM for non resident landlords in Detroit.  

strike up a conversation with the residents of the park and ask them how they like the park?