If you do any of the partnerships you have the risk of the Developer relationship, the risk of the development going bankrupt, risk of the market not being conducive to your product.  

What made you interested in investing in this type of deal?

When you have a seller fix it, they will spend the least possible and any shortcuts on quality (quality of product, prep work, workmanship, etc) may not be apparent, causing problems down the line.

If one market experiences a downturn, others may remain stable or even thrive.Higher Potential Returns: Some out-of-state markets may offer higher potential returns due to factors like lower property prices, higher rental yields, or stronger appreciation rates.Access to Different Economies: Investing in diverse markets allows you to tap into different economic conditions, potentially capitalizing on areas with strong job growth, population expansion, or industry booms.Specialized Opportunities: Certain markets may specialize in specific types of real estate, such as vacation rentals, college rentals, or luxury properties.

I have searched high and low for services (Doorstead, Craigslist) but it seems no one is offering that level of service, or if they do I don't trust they can deliver considering my specific needs (experience with potential section 8 type community) in an increasingly gentrifying part of town.

It's always a good idea to compare options and see if they can offer a loan product that suits your specific needs, especially given your preference to invest without moving from your current home.Best of luck with your real estate investment journey!

Would you use the DSCR loan or is there a better product out there? 

It’s frankly worse than 2008 products and the word expensive doesn’t describe it.

I do know that they are special types of IRAs and are charged a fee depending on the company that makes it for you.What would I invest in a SDIRA? 

I think Stessa is a great product but not linking correctly is one issue I have heard of.