I'm guessing though that since the IRA owner isn't allowed to take out a salary, perhaps the SDIRA LLC will be required to hire employees? 

Have you approached the current owner of the car washes to see how much they want in a sale?

It's a lot of owner-occupants and those areas usually have investors investing in them because they are stable with access to the best tenants.

Otherwise, you'll have to get tenant & owner manual opt-ins for everything with little, if any, control.

Also would need to know if the property would be owner occupied or an investment property. 

Cheap homes for an area are cheap for a reason - low to no demand from local investors or owners. 

If it’s tied directly to the lender as part of your mortgage agreement, you’d probably need to negotiate with them or refinance with a different lender who doesn’t require that restriction.However, if the restriction is part of the property deed itself and was placed by a previous owner or another party, it can be more complicated.

And touching with owners pitching ways I can gain control, to then monetize. 

You the investor and owner of the properties will care about your investment the most, not the agent, not the contractor, not the property manager (they can screen tenants but they still get paid but the repair costs are being deducted out of your rental income and more costs if you need to evict a tenant).I've heard great things about upstate NY and would consider looking in that area or within a 2 hour drive of where you live (not sure if you're near NYC).

Quote from @Rafael Ramos: I’m Rafael, a business owner based in Florida, and I’m looking for some advice to craft the best real estate investment strategy.