I am seeking to use the BRRR strategy to purchase the property with private money eventually doing a cash out refinance and paying back the private money lender.

I would advise at the very least actively looking into it and seeing what your options are and if something is appealing enough using a 1031 to put into another, larger property with a ton of potential. 

I have been pretty active in the Sedro Woolley area as a RE Broker over the past two months.

Flipping is a great way to build capital, but it's risky, hard work and active income.

I would be more concerned about clean title in this scenario than seeking to utilize a self-directed IRA... and am surprised that this issue was not first addressed by other respondents... for example, a defaulted mortgage based on "assignments" created by MERS "Vice Presidents" litter land records in every courthouse in America. 

@Paul Thompson ok, then if you are buying with cash and then seeking to refinance there is a proper method of doing this and still being able to refinance with Fannie/Freddie loans. 

I am seeking an opportunity to work FOR FREE.

I am seeking an opportunity to work FOR FREE.

You need to decide a few things first, like whether you want to be an active investor or a passive investor. 

I like to utilize these tools when I am doing "mindless activities" such as washing dishes, getting ready for work in the morning, driving around, etc...My last piece of advice is find a local REIA which is like a real estate investors club.