If I can make it work, it would save me a substantial amount of taxes.I would then plan on taking those funds (profit from the flip) and either (a) investing it in other self directed eligible assets (RE, LLC interests, etc.) or (b) transferring it back to a traditional brokerage firm and to simply invest it in equities.  

. - The property manager should be able to educate you on a market (if needed) , help you form a strategy, fit right into your due diligence process, and execute on a clear takeover game plan as soon as you hold title.- Resonable pricing for the area! 

I am considering making and offer on a personal residence and thought about giving two options: 1) traditional offer at a lower value 2) a land contract (seller financed) @2.5% with a 7 or 10 year balloon.

In my rehab, which I visit the house w a GC (so numbers are right, he game me 170k with padding and I added 15k for holding).

If you can't find a traditional bank that will lend to you, there are vacation rental loan companies.

They’ve got the game figured out.

But a condo would "get you in the game" and hopefully will appreciate some while you are living there for free or next to nothing.

I'm purchasing a duplex on a 30 year traditional mortgage.

I have been pre-approved through the traditional means (20-25% down) but I have been recently offered, by someone I trust, to borrow money from them using money they will pull out of a HELOC on their primary residence.

You'll still be ahead of the game by generating income from it.