I’ve been hearing about self directed IRAs (Roth/Traditional) and 401ks being used to fund deals frequently.

You will need to have some funding though, as they prefer you to have skin in the game.

An empty building can be great for a buyer, funding will be a different story however.

I also set savings goals to help fund my first deal and when I will be taking action on that deal. 

Consider partnering up with someone (one or two people) that has the funds.

First, I do not think the lender will fund the loan with this exception as it will need to be removed. 

Do you have funds that are easily accessible in case you stumble on an offer that you can't turn down?

I have contacts with over 200 lenders, family offices and fund managers.

. - Buy using hard cash, - Refinance my other properties to get the cash back + get the rehab fund, - Rehab of $30,000 to increase it's value to around $230,000- Rental units of 50 units with nett cashflow after expense and mortgage of $1200- Repeat: finding another opportunities with the extra money that I got from refinance Conclusion: I got the property with 0 cash invested (though short term cash is needed & using other property for refinancing), get $1200 / month (still in progress).

Then pick a niche within your desired field.