I do think both of you having the training/knowledge is good though. 

-Fuel- $10,200-Scavenger- $2740-Electric- $1800-Insurance- $4400-Taxes- $20,815Net Operating Income: $112,345 Pro forma cap rate=17Here is my take away from this.

Getting them trained to pay online instead of mailing checks?

I have 15 years experience as an on-site property manager in California which requires no licensing but fair housing training. 

@Darren Sager likes to buy properties near train tracks for easy access to public transportation and I agree.

The LLC Operating Agreement needs to be drafted in such a manner as to convey certain IRS compliance language that will allow the IRA custodian to accept the LLC as an investment of your IRA.  

The bigger issue is what the operating agreement (aka limited liability company agreement) will look like. 

Probably the strangest thing is that one of the light switches in the kitchen actually operates the built-in dishwasher...can’t figure out why that ever would have been a practical requirement.

I use property management, but your right there are challenges to operating out of state.  

So, all the investor/operators out there giving $10.00 as a down payment on a sale contract, your contract may not stand as having a sufficient equitable interest.