Look like a great place for an STR!

You really do not want to add to an IRA that has a SEPP in place.An IRA holding real estate is treated no differently than an IRA holding other investments when it comes to this program - other than you needing to manage your liquidity requirements a bit differently to meet the distribution schedule.

Anything i should be looking out for when doing a subject-to deal? 

These are double wide homes that would be attached to the permanent foundation (on owned land, not in a park) and that the investor would look to sell right away to people that would occupy the homes as their primary residence. 

This is probably the most common reason to arbitrage.

They’ll look at properties all day long.

Cold Calls - I find this extremely draining and it comes out when I do call.

What does a wholesale contract look like?

I suggest looking into IN, OH, MI, WI, MO, ID, etc.

I did find a couple of investor friendly insurer options on this site so hopefully that bears a couple good options.