I believe it's very helpful to get the hands in experience, see things in person and physically drive to the property.

You can connect the dots.On top of financial motivation, we have all the usual human factors: overload, exhaustion, physical ailments, mental health.

Here are some of the reasons why fix-and-flips are often perceived as more popular:Simplicity: The fix-and-flip process is straightforward, making it easier for newcomers to understand compared to creative financing.Quick Returns: Investors typically see faster returns with fix-and-flips, making it attractive for those looking for a quick profit.Tangible Assets: Dealing with physical properties throughout the process can be appealing to investors.Media Influence: Reality TV shows and media coverage often highlight the excitement and profit potential of fix-and-flip projects.Access to Capital: Many investors have access to capital, which makes funding fix-and-flip projects more accessible.Local Market Factors: Market conditions and the availability of distressed properties can influence the popularity of fix-and-flip strategies.Risk Perception: Creative financing may be perceived as more complex and riskier, while fix-and-flip projects are seen as more straightforward.Both fix-and-flip and creative financing strategies have their place in real estate investing, and the choice between them should be based on individual goals, risk tolerance, financial resources, and market opportunities.

Law enforcement has advised that this could escalate into a dangerous situation, given the occupant's troubled history and strong resistance.I've exhausted all forms of communication, including texts, emails, and physical letters, but to no avail.

Do you go out and physically take them, ask current owner (if possible) or just use google maps? 

You have to physically look at the paystubs, verify employment, and check the court records for landlord tenant history and any potential garnishments.

He does everything that requires a physical presence (collecting rent, leasing units, doing repairs) and I do the books and any clerical work like placing ads or ordering materials.  

This means that no one can find out who the owner is without physically breaking into the accounting firm's office and looking for the signature of the beneficiary.

So I was hoping you could look at this scenario and let me know what you think.You open an SDIRA and fund it with 45k.You purchase a property for 40k.Using the 50% and 2% rule, your profit is $400/mo, or $4800/yr.Let’s say you spend $500/yr on custodial fees.You have now profited $4300/yr on $40k investment. 10.75% return.Am I missing something?

There is no substitute for being physically present with experienced investors.Let me know if you need any help finding other resources to help you get started!