FHA loans for 3-4 units must pass the "self sufficiency" test which basically gives the lender evidence that the property can sustain itself and is at a lower risk of the investor being able to make their mortgage payments every month. 

I would presume cash flows are sufficient and you most likely have a good trend history on gaps of tenancy from year to year and its effect on your portfolio. 

Perhaps that is not the right thing to do as ARV may just be for flips but, I am trying to determine a price and I don't want to even offer 120k knowing that there are sufficient rehab items that need to be addressed. 

A trusted contractor may be sufficient.

I'm still making a lot of assumptions here, but based on your posts and objectives here is how I would do this...Assumptions:1) You currently have an IRA that is cash or easily converted to cash2) Doing so would result in a higher marginal tax rate and the 10% penalty3) The balance after penalty is sufficient to buy your property of choice4) You are reasonably within your retirement age (e.g. a few years of 59.5)5) There isn't an issue with you renting the property for a few years and waiting to enjoy your retirement home6) The IRA is currently traditional and not a ROTH (it would work for a ROTH too, just easier)Ok so the plan, take your current IRA and rollover to a SDIRA custodian.

The self-sufficient test that fha requires can be tricky in regard to qualifying per the guidelines, so make sure you fully understand the calculation and rental comps in the area. 

So you will want to have a conversation with them to make sure you have sufficient reserves for a rental and that your DTI can support this move.

You will really only run into issues if you're trying to get a 3-4 family, because of the self sufficiency test.

I am trying to make this a self sufficient property including lawn maintenance.What are some good sites to post on when i am ready to rent ?

✅When income is variable, the lender may average your income vs. using the income you presently earn.If income from Traveling Nurse profession is not sufficient to qualify for Traditional financing, there are other options available: Non Traditional or Non-QM.