Here’s a list of the government loans you may already be familiar with:FHA LoanUSDA LoanVA LoanGood Neighbor Next Door ProgramFannie Mae Or Freddie MacEnergy-Efficient Mortgage (EEM)FHA Section 203(k)Native American Direct LoanLocal Grants & ProgramsHowever, it is worth noting that there are aspects of government loans that are not perfectly suited for rehabbing homes for a quick profit.

You also might have depreciation recapture taxed as ordinary income. 

If you are talking capital gains if you sell, it really depends on how long you lived there- from what you've shared, you haven't owned it or lived there long enough to claim it as your primary, so you'd likekly pay ordinary income taxes on the profits. 

Recommend installing a removable mesh fencing that meets American Society for Testing and Materials (ASTM) Specifications F2286 standards in conjunction with a gate that is self-closing and self-latching and can accommodate a key lockable device.106) Self-closing device on gate used with pool fencing is missing.

--Paul DAdam Maggio SVP Sales-VIP Investor Relations American Wealth Builders 1804 N Dixie Hwy, Suite CWest Palm Beach, Fl 33407(o) 561.232.2399 x706(c) 561.270.6922(f) 561.420.0118

If you insist on including utilities with the rent, I recommend you include a clause that says:"Advertised rent rate includes ordinary utility use, up to an amount not to exceed $XXX.

Also, if you are investing for appreciation, a self-directed IRA is not ideal because you will pay ordinary income tax rates on the appreciation instead of lower capital gains rates. 

You can operate a 401K account if you are generating ordinary income(flips, property management, etc).

If you’re flipping it’s not cap gains....it’s ordinary income plus self employment taxes. 

As a w2 (high) wage earner, the last thing I would want is more ordinary income.I would seek that happy medium of control and tax advantages.