I am looking to open a self directed IRA so that I can start investing in RE.

@Rudy Hayden reach out to @Dmitriy Fomichenko who did my Self Directed 401K years ago and does a wonderful job.Good Investing...

I am self employed, determined, passionate, and hard at it, I'd be willing to do all work needed to subdivide this property.

This is through my self-directed IRA and a non-recourse loan so I don't know if there are different requirements. 

Back before I found the joys of self managing, any time I got a quote from a PM they included those items in startup costs that I as the owner was expected to pay.

However here are some questions to consider:Is the property self-managed? 

I live in Dallas and I self manage my STR in Arkansas.

I'm thinking 50% equity position, 50% cash flow, and 100% property management (5% of gross rents, if self-managed).

However for self employed real estate entrepreneurs, NO-DOC multi-family loans have become the ideal choice.What is a NO-DOC Multi-family Loan?

If you want to get into the real iBuyer game (most brokerages have their own iBuyer system which is easy to use) or the hedge fund big buyers, you have to have access to quasi-syndication level type deals - portfolios, self-storage options, etc.