It currently cash flows around $400mo including a 12% Mgmt fee I pay to a superhost.If I self managed It would cashflow around $750mo.I owe 181k on the mortgage and the house is comped at 250k currently. 

What should my average fee be for wholesaleing for this number?

I prefer instituting a flat common-area fee that ends up being somewhere near what utilities and cleaning run on the average.

HI Jane, you can definitely try getting a HELOC (line of credit) or cash out refinance to pull some money out and use it as a down payment for your 2nd or 3rd purchases, assuming you have the income/assets/credit to qualify.

The one credit union I called said they'd finance based on 30% down, 1 year of holdback, at 7-7.25% rate, 15 term, 25 year amortization, rate fixed for 5 years, 1% fee, no cost to refinance down the road.

It's the same work to do a $50K loan compared to a $500K loan so the lender will make sure the fees are there to compensate their team including underwriters, etc. 

No fees or any of that junk, just people meeting for coffee and showing off their projects.

I recommend checkbook control bypassing the custodian and their fees.  

Here are some factors to help you make an informed decision:SDIRA vs. e-QRP:SDIRA (Self-Directed Individual Retirement Account):Allows for a broader range of investment options, including real estate.Provides more control over investment decisions.Requires custodial services, and there may be fees associated with the SDIRA provider.Strict rules and regulations to ensure compliance with IRS guidelines.e-QRP (Enhanced Qualified Retirement Plan):Similar to a 401(k) but with enhanced features for greater flexibility.Generally, more streamlined than SDIRA with fewer administrative requirements.Allows for real estate investments, business investments, and more.May offer more control and fewer restrictions compared to SDIRA.Financing Considerations:Both SDIRA and e-QRP can be used for financing, but the terms and conditions may differ.Check with your chosen custodian or plan administrator to understand the borrowing rules and any potential penalties.Tax Implications:Understand the tax implications of using retirement funds for real estate investments.Consult with a tax professional to ensure compliance and to minimize any adverse tax consequences.Market Conditions:Consider the current real estate market conditions in the location where you plan to buy the beach house.Evaluate potential risks and rewards, especially in the context of your investment horizon.Long-Term Strategy:Since you're planning to work for another five years and potentially sell the house later, ensure that your investment aligns with your long-term financial goals.Interest Rates and Economic Conditions:Monitor interest rates and economic conditions, as they can impact the timing and profitability of your real estate investment.Professional Advice:Consult with financial advisors, tax professionals, and legal experts to get personalized advice based on your specific financial situation and goals.Due Diligence:Perform thorough due diligence on the property, renovation costs, potential rental income, and local market trends.Remember that real estate investments, especially with retirement funds, require careful planning and adherence to regulations.

You have to furnish the property which are funds you are spending unleveraged and management fee's are easily 20% of revenue.