I've never once seen Jay, along with others try to sell you on their strategy or their products(if folks have them) when offering advice. 

Do I go with the boutique that has way lower fees but also way lower production, or do I go with the big firm with high fees and higher production?

What type of loan product are you planning on?  

It's a portfolio product. 3 year draw period, prime + 2(6.75% currently) and 1% origination. 

A fiduciary will still need to be appointed (and possibly challenged), heirs determined, and time for marshaling assets and dealing with creditor claims factored in.

You'll need to bring at least 20-25% down for the construction loan and make sure there's enough income/assets on whoever is guaranteeing the loan - the existing mortgage and equity of the house will get rolled into the construction loan. 

@Costin IorgulescuWhile there is technical merit to the differentiation between the tax performance of passive real estate held personally and within an IRA, the argument misses the key point.When investing your IRA in any asset, you are not comparing that investment to how it would perform in the after-tax world. 

I also thought access to the MLS and being able to show myself properties would be a good asset!

@Kateem Aaron Guidelines are same for all whether self-employed or salary---lender look for income, liabilities and assets .

However, the account fees, transaction fees, asset registration, check fees (some custodians even charge for both incoming and outgoing), etc. form a good chunk of money eating away potential profit.