The desire to own a home in an established area like this, has encouraged many to invest their time and money in searching the right home in various parts of Atlanta.

I will begin to start establishing lender relationships soon and I know for my long term goals, I will need portfolio lenders.Thanks, Marlon

(green toes, green lawnger, etc) These are pigments and paints.We tried to establish Buffalo grass here, looks like we have to much annual rainfall for it.I Personally  have a 2 acre lawn, on top of the Hill we call a mountain. (1000 ft above sea level) I have drip irrigation that feeds he flower beds.

New to the industry and i have minimal credit established.

@Jason HatfieldThe bottom line is that a self directed IRA likely does not benefit you here.You can establish a self directed IRA or 401k and that plan could invest in real estate or private lending (among other things).  

Then within a couple of months I want to establish a conventional bank loan on that property, this is not considered a refinance right?

Once you're established with a lender and they're ready to move forward, run your scenarios by them and ask which option works best.

At 10% equity in the deal, the buyer may establish an equitable interest that you will need to foreclose on with a lease-option, I suggest you take less as an option price. 

@Jose SarabiaAs long as you are generating a FICO score, and a 710 at that, you should not need to establish any new credit to be approved for a mortgage. 

Sections 1101.351(a) and 1101.758 of The Real Estate License Act establish that it is a crime for an unlicensed person to engage in activity for which a real estate license is required.