I can image some of the purchases included a 5-7 year ARM.

@Ryan SingWhile an IRA may be used to invest in real estate in many ways, it is not designed to provide additional capital to your flipping business.As a tax-sheltered vehicle, all investments of the IRA must be conducted at arm's length and exclusively for the benefit of the IRA.  

I just feel like I have no direction on what to do or how to find a deal that is actually good.

And unfortunately, cities won't move an inch without that paperwork being current.Your instincts were right to call the city directly  that’s often the fastest way to figure out the real holdup when contractors go quiet.

DSCR quotes I have been getting are kind of iffy.American Heritage Lending (Direct Lender) - 8.25% after buy down from 9.5%, $2300 buy down, $2300 other fees (Appraisal, title, underwriting) .

However, this setup comes with added complexity:The LLC must file a Form 1065 partnership return, regardless of whether any taxes are due.Because you (a disqualified person) are a partial owner alongside your IRA, there's a higher risk of engaging in a prohibited transaction, which could lead to your entire IRA becoming disqualified.To stay on the safe side, it's generally best to keep all retirement account investments at arm's length—meaning your IRA should not co-invest with disqualified persons.Consult a tax-advisor who's well versed in this area before proceeding. 

I am wondering if there is anything else I should be doing or other strategies that I have not thought of such as direct mail.

Reach out if you need help and I can guide you in the right direction.

The biggest issue with getting licensed just to fund your own deals is the arm’s length rule.

Let's be a small part of the journey for another 10 million in the years to come.Thank you for trusting me to lead this journey.