I will definitely consider alternate sources and work on messaging.

@Jim FroehlichThe "free" Solo 401k plans offered by brokerage firms will not allow you to invest in alternative investments such as real estate, notes, etc.

Make sure you are accounting for future Cap ex as well as that will hit you like a truck if you are running on such thin cash flow each year (you will need a new AC, roof, etc at some point so you have to set aside for it now). 

Alternatively have your realtor get 10k off the selling price due to no permit and forget about it.

You do still evaluate the deals as always.The alternative is to vet every single deal sponsor/operator and work directly with them.   

An attorney can get fairly pricey, so is it worth it to spend the $300 for a very well done contract or are there alternatives?

An attorney can get fairly pricey, so is it worth it to spend the $300 for a very well done contract or are there alternatives?

While there are some key concepts to understand before jumping in (such as the prohibited transaction rules), self-directed investing can be a really powerful alternative to keeping retirement funds locked into the stock market.

Buying multiple SFR is an alternative.

That means if I skip out or get hit by a truck, the house is yours and you stand half a shot of recovering some or all of your money.