I'm guessing those are better for more involved rehabs vs pure cosmetics.Some PMs will simply charge you an hourly rate, and some will charge you a markup, and some will use their internal (paid) employees to do most of the work and charge you for their time.

It seems that the IRS doesn't apply UBIT to Solo 401(k)s, including Roth sub-accounts (Internal Revenue Code (IRC) Section 514(c)(9) provides a specific exemption for Solo 401(k) plans, including those with Roth).If you don't mind, I'm asking for your interpretation and hopefully validation.

I believe the largest concentration of our international investors is in Hong Kong.Are there a lot of international investors?

A truly connected and knowledgeable commercial advisor can help you identify these opportunities again because most agents in residential are local and not national or international. 

Having a three-year, interest-only construction loan gives us flexibility to ramp up or slow down depending on leasing velocity.Weather’s usually our biggest variable, but with tight project management, internal inspections, and good software systems, we’re able to stay pretty efficient.

And he doesn't answer my international calls anymore (when I get brave enough to try), I don't know if he's getting texts. 

But even if you optimize for as passive as possible it's tough (I have started investing while working internationally on 3 continents and gone all the time, single family was the most passive I could find).Realistically @Henry Clark has probably the best suggestion: invest in syndications.

The Internal Revenue Code permits business deductions only when the taxpayer is engaged in a bona fide profit-seeking activity.

Maybe try using an FSBO sale first post it on Bigger Pockets, FB Marketplace, Craig's or internal board.  

I am an international investor, with a property in Toledo zip code 43611.