IRL I'm the type that's perfectly willing to say "good question, I have no idea, I don't do reverse mortgages," but some folks might not want to sound like they don't know something (esp when speaking to a real estate agent), so they just repeat the general documentation requirements for self employed people when you ask about rental income.To find a REI-friendly local lender, go to your local REIA meetup and ask them who is doing their loans. 

In this market, a long term hold would be hardest to pay back quick, a BRRR would work if you are confident in your ability to identify a good deal and capitalize on value add opportunities.

Reading responses, it seems Self directed IRA + checkbook will be a best thing for me.

There is a way however to roll those funds into self-directed IRA, which will enable you to invest in alternative assets such as real estate.

A few years ago I converted a few 401K's into one self-directed/checkbook IRA. 

I'm confident I can refinance that property 6 months later at an ARV of $425,000. 

We absolutely want and need to know the end value.However, we are not yet at a place with confidence to invest $30K on an appraisal (this is the estimate provided by bank) yet.

Previous owner self managed the property.  

Here are the laws in regards to this stuff.4735.01 [Effective Until 3/20/2019] Real estate broker definitions.As used in this chapter:(A) "Real estate broker" includes any person, partnership, association, limited liability company, limited liability partnership, or corporation, foreign or domestic, who for another, whether pursuant to a power of attorney or otherwise, and who for a fee, commission, or other valuable consideration, or with the intention, or in the expectation, or upon the promise of receiving or collecting a fee, commission, or other valuable consideration does any of the following:(1) Sells, exchanges, purchases, rents, or leases, or negotiates the sale, exchange, purchase, rental, or leasing of any real estate;(2) Offers, attempts, or agrees to negotiate the sale, exchange, purchase, rental, or leasing of any real estate;(3) Lists, or offers, attempts, or agrees to list, or auctions, or offers, attempts, or agrees to auction, any real estate;(4) Buys or offers to buy, sells or offers to sell, or otherwise deals in options on real estate;(5) Operates, manages, or rents, or offers or attempts to operate, manage, or rent, other than as custodian, caretaker, or janitor, any building or portions of buildings to the public as tenants;(6) Advertises or holds self out as engaged in the business of selling, exchanging, purchasing, renting, or leasing real estate;(7) Directs or assists in the procuring of prospects or the negotiation of any transaction, other than mortgage financing, which does or is calculated to result in the sale, exchange, leasing, or renting of any real estate;(8) Is engaged in the business of charging an advance fee or contracting for collection of a fee in connection with any contract whereby the broker undertakes primarily to promote the sale, exchange, purchase, rental, or leasing of real estate through its listing in a publication issued primarily for such purpose, or for referral of information concerning such real estate to brokers, or both, except that this division does not apply to a publisher of listings or compilations of sales of real estate by their owners;(9) Collects rental information for purposes of referring prospective tenants to rental units or locations of such units and charges the prospective tenants a fee.

It is a self contained area within a single family home that may have its own private entrance.