I prefer live contact over online services such as Rocket Lawyer or Legal Zoom. 

Partials can be a very powerful strategy allowing you to quickly recapitalize allowing you to go into your next deal.

So, power bill of ~$120/mo (?)

You can't provide any service to your SDIRA - so you can't swing a hammer, pick up a paintbrush, let a contractor use your power washer, or anything like that. 

We have window A/C's, and they suck down power.

We have window A/C's, and they suck down power.

If you can pay it back each time you use it then the HELOC is a very powerful investment tool.Refinancing - you can refinance immediately to pay that HELOC back.  

I am in the power position as MY Properties are the best kept on the block, the rents more than fair and the rental demand is HIGH!  

My passion for investing started when I was 8 years old as I would help my father manage his rentals by completing tasks such as cutting the grass, painting walls and the occasional collecting rent—seeing the power of passive income early on.This year I bought my first off-market, single-family investment property with the help of my father (I had great credit but my DTI ratio was a bit high since I am a full-time student) for $120,000 and the property appraised for $160,000 in Lawrenceville, Georgia.

Follow the same approach for other types of commercial you think there may be missing.If the project looks feasible the next step is to check zoning with the city or county to determine how many units you can get, what is required for all approvals including parking requirements, site plan and building permits, proffers, water/sewer tap fees, bonding requirements, inspections and CO process and time frame for all approvals.You also need to check with the utility companies and get an idea of availability and cost estimates from them for water, sewer, power, gas, cable, installation and connection requirements, tap fees, hookup charges, transformer location and relocation, power line and power pole relocation issues.Check to see if you have to install any manholes, fire hydrants, curb, gutter, sidewalks, street signs, street lighting any specific street design or access requirements,.Check DOT requirements for access, stop lights and permits, traffic studiesDWQ requirements for permits, permit fees, time framesThis is a broad overview of the process and your civil engineer can handle all of this but it's good for you to know exactly what's required.