Is this an option you find effective or would you recommend a private loan first?

This is effectively the BRRRR method.

Hi, is anyone familiar with the business ownership (>25%) self-employed rule?  I heard that owning >25% of a business negates your monthly wage (even if you are a W-2 earner) from a lenders perspective for 1-2 y...

I generally agree with this for people that want to continue growing their capital, and in many ways it is actually helping reduce your risk, since you will go from 2 to 8 units so a single vacancy doesn't effect the portfolio as much.The only caution I can add is make sure when calculating your cash flow, both on the existing properties taking into account your new debt service, and the new properties, that you truly are keeping enough in reserves.

As the market changes, what possible dangers lurk in dark corners?

I go old school, I network and talk to people, simple but effective.

Even when you're investing locally it can happen and the effect is magnified many times when investing out-of-area.

It's not your job to run around telling every female in the world that he may be dangerous.

Your IRA is effectively pulling cash/equity from property A and using that to finance property B.  

Will that effect the type of loan i may get?