@Cassidy Burns, if you do a 1031 the amount of capital gain is sort of irrelevant. 

I was a volunteer firefighter for 7 years and have a tremendous amount of respect for what you do.

Let's also say together we purchase a multifamily @ $1,000,000   I understand the prohibited parties issue.1) If we (myself and the SDIRA) were going to put 20% down...does that have to be in equal amounts meaning 10% from me and 10% from SDIRA and everything is split 50 / 50 or can you still have normal deal partnership flexibility...so something like the SDIRA puts in the entire 20%, owns 50% of the property but gets a "preferred return", etc.2) Perhaps the bigger question is financing, I know there is SDIRA financing that is non recourse but that is typically for 50% LTC. 

The negative was the amount of time that needed to be set aside for the classes.

In other words what building type uses the least amount of material, yet still gets high $ per sq. ft?

I agree there are write offs such as depreciation and expenses, but I'm just wondering if anyone figures that expense into their cash flow expectations from a rental property, and if so how they estimate the amount to deduct from the profit.

I tried using rentometer and craigslist and i am guessing the rental amount. constructive criticism is much appreciated and your rationale.

My only advice is no matter what the 401k custodian says make sure you consult with a tax professional so you withhold the proper amount. 

I have a good amount of money set aside in assets that was given to me by my grand parents, roughly $250k.

Realtor.com has an overlay when looking at listings that shows the amount of crime an area has, it is broken down by city blocks in many instances.