Right now, the best offers around me are for some 1.3-4 million, that only generated around 100k per year gross, so there would be a high chance of not cash flowing, and paying money, especially with a commercial loan (these buildings have more than 4 units).I was thinking that although the rental itself does not generate money, I would be able to deduct the mortgage interest, and depreciation from my personal w2 income and would be net positive.

I personally think it is best to work with local professionals with a good track record. 

I've done enough personal home projects to know, if I find a deck company it'll be 2k, but a GC will charge me 2.5k to over see it...

Keep in mind, you can’t use personal funds or your home's equity to directly fund the SDIRA investment, and all property expenses must be paid from the IRA.

It was a personal referral, received a credit at closing for renovations as well How did you finance this deal?

However, you can get loans that are based on the performance of the rental and not your personal income and debt.

I personally have not heard of the website that you came across.

If you have a chunk of money to get going I'd personally buy the biggest thing you can if you don't I think house hacking into a 4 plex is great. 

Simplify the structure as much as possible, have clear roles and responsibilities that are not overlapping (meaning only one person is allowed to make certain decisions) and a clearly defined exit plan.

I 100% agree with the intent aspect and that is an important premise, but the fact is in this particular situation intent for it to be personal use has been confirmed (by way of a public post).