@Joe Villeneuve I disagree discounted cash flow analysis doesn’t assume the owner is paying the money and is definitely valid in this situation and can factor in the complexities such as refinancing a 15 year loan to pull out equity or buying more properties.

Just remember to factor in the wholesaler fee to your overall deal if you will be paying this fee directly to the wholesaler.

Im seeing very little in the way of cash flow properties but wanted to seewhat you all though about my inputs.Im making a few assumptions mainly looking at multifamily up to 4 units with 10% down (I know this is low but I've found banks that'll do that in my market for properties under 500k) then I account for maintenance/debt servicing from past experience (wondering if people have a better way that would take into account property age and condition for maintenance estimates), finally I set vacancy at 1 month a year (not sure if that is reasonable either). 

In a town with lower incomes but two blocks from main street with shops and restaurants. 6.

Here's the thing- there are tons of listings on our local MLS that list all the bedrooms, conforming or not, in the main part of the listing.

San Diego passes a lot of dumb 'blue' type laws (like you can't use section 8 as a factor when looking to rent to someone. 

With self-directed IRA the sky is the limit.Of course you must be aware of the IRS prohibited transactions and be sure to stay away from those:https://www.irs.gov/retirement-plans/plan-particip...Selecting appropriate investment option depends on many different factors such as your age and investment horizon, your risk tolerance, investment experience, etc.

My main concern is rent.

Other things you need to factor in: utilities like satellite TV/internet (which, since the house probably doesn't have access to cable, internet can be An Issue), and will the HOAs allow short-term rentals?  

In this economy I would recommend Fix and Flip Quick Flip and the main difference of those two is making any repairs/rehab.