We have found it essential to visit our properties and look for things an owner would notice -- is it time to repaint outside trim and porch rails, treat decks, repair loose fence pickets, etc., items that would get very expensive if neglected but tenants don't ever call about.   

Essentially, this one IRS auditor uncovered a vast tax dodge where the grandparents were running several million dollars through shell corporations set up and owned by children and grand children, paying zero taxes along the way with deliberate obfuscations, magic hand waving and smoke.  

Also maybe explain to him that well kept wood flooring might reduce his carpet changes a few times thereby saving him more money in the long run.Landlords don't liked to be asked for money or for possible non essential changes so NO is the immediate gut reaction.

I belive would essentially have to offer rent below market rent rates to compensate for the more expensive utilities.

Coming from Phoenix, where a garage was essential so the beating sun wouldn't destroy your car's paint job, I thought a garage would be essential here too, especially to save time having to clean snow off your car.

Essentially, your ROBS 401k would sponsor a real estate operating company and you would be an owner employee.  

My plan is different since it involves commercial real estate properties instead of small MF, although i am essentially using the same strategy except with less frequent purchases and only buying 2 - 3 properties over time and with small partnerships.  

The ARV is essentially what I'm paying for the condos.

You're essentially "on hold" for that 6 month period.

You are essentially saying, "My market is hot enough that I don't have to pay the standard commission, so I am not going to."