Value = Net Operating Income / Capitalization Rateedit: This applies to 5 units and above....1-4 units is more based on comps.

You just have to make sure that your property is rented and meets the 1.2 debt service coverage ratio with the rental income it brings before you apply for the refi.I am assuming you are planning to buy with your own cash or some form of short term private financing.

Background info: Has about 100k, They are not 55+ , do not want to use a self direct ira since they are not presently working, and wanted the less penalty/tax hit possible.

Basically from my understand , if you are buying a home directly from a homeowner and you are licensed you have to make it clear that you are not representing them in the transaction.

Do I have to prepare extra money in my self directed Roth IRA for maintenance/repair/tax/insurance if I invest SDIRA into  LLC ?

I’ll message you directly.

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Many vendors I have called quote less and they take credit cards directly from the owner but to use the credit card through RPM preferred you would have to pay a hefty fee.

I'm no expert but you might want to try a self direct 401K. 

For them it is probably safer than the stock market and they can use 'cash' or Self Directed Retirement funds.