I personally like Alabama and Tennessee a lot, depending on what specific area you're looking at.Look for Class B or C properties in stable rental markets, particularly single-family homes or duplexes.

I question if the person that has issues matching 1) knows how to feather 2) has the original paint color/code. 

@Jerry Chilimidos I am not a CPA owever my understanding is any loans to your IRA can not be personally guaranteed.

@Dona CardenasI personally think actually owning physical real estate is the best way to go especially using leverage.  

Never buy without personally inspecting and approving the property and INDEPENDENTLY, INDEPENDENTLY, INDEPENDENTLY, verifying everything from values to market rates, to approving tenant selection procedures and standards, to repairmen on standby, to everything else in Christendom that you can thing of.I am not a fan of out-of-state investing, especially for those with less than 50 years of experience, and for them, they’re probably too old for the hassle. 

I only spoke with one person so far and they scheduled for more information gathering/ rental investment calls from them this upcoming week.

I personally use 40% but I'm also in a higher rent area.

Id have a lawyer on hand, this person seems like they will escalate issues once you notify them you aren't renewing their lease.  

I have personally used the BRRRR strategy over 40 tiems my self in Memphis.

This deal proved to be the perfect balance of financial gain and personal enjoyment.