Then i see other rules for rent based on price and cash flow and none of the properties in Las Vegas seem to come close to being cash flow positive unless I’m 40-50% down.

These are purely asset base loans.

I believe learning by educating yourself is the best base for achieving success.BRRRR - Bigger Pockets Hard CopyBRRRR on Audible (1st and 2nd download w/ audible are free I believe)FLIP on AudibleGood Luck!

Based on my research Moncton seems a good place to invest with respect to current property values, and for long-term appreciation. 

Am I off base here?

Self-Directed IRAs allow for a broader range of investment options, but they come with specific rules and restrictions.Here are some potential considerations:Distribution Rules: The rules governing distributions from an SDIRA can vary based on the custodian and the specific terms of your SDIRA.

It's always a good idea to keep thorough records and be prepared to support any changes made to your tax return.If you're uncertain about how to proceed or have concerns, consider consulting with a tax professional for personalized advice based on your specific situation.

No other way to do it based on the info provided. 

Once leads are pre-qualified, they can then make an appointment based on my schedule through some online calendar.

There are lenders that will do 0 seasoning based on purchase price and receipts for remodel.