Are you sure there is no exception in that rule for owner to manage themselves?

It's the equity I wanted and it almost meets the 1% rule,  which is almost impossible here in the beautiful and growing Wenatchee area.The rehab. 

You will sleep well st night knowing you are playing by the rules and being the bigger person.

Every state has their own rules.

My rule when I buy for appreciation has been "could I still make the payments if 2008 happened again and I had no W-2 job?"  

I would ideally want to do what is typically done in a BRRRR strategy using a conventional loan, however I'm not sure if FHA loans have different rules, or if it varies from lender to lender.

I avoid hickory hill, frayser, 38127 and orange mound as a general rule of thumb

Looks like nothing comes into play until next year but the articles I've read are not clear on when the new rules will be implemented. 

According to the IRS rules you are considered to be disqualified person to your IRA and as such are prohibited from providing any services to your IRA:https://www.irs.gov/retirement-plans/plan-particip...If you had a long term tenant you probably could get away without using third party property manager, however vacation rental will have high turnover, which will require significant involvement from you, and would be considered as you providing service to your IRA, which is prohibited. 

There no reason to wait any time or have any “whichever is lower” rule come into play.