@Brad Herb Investing in a syndication via a Self-Directed IRA (SDIRA) offers tax advantages but comes with fees and limitations:Advantages:Tax Benefits: Gains grow tax-deferred (Traditional SDIRA) or tax-free (Roth SDIRA).Avoid Penalties: Keeps funds in the IRA, avoiding early withdrawal penalties.Diversification: Adds real estate syndications to your retirement portfolio.Disadvantages:Fees: Setup, custodian, and administrative fees can reduce returns.UBIT: If the syndication uses debt, income may be subject to Unrelated Business Income Tax (UBIT).Complexity: Strict rules; all income/expenses must flow through the SDIRA.Illiquidity: Syndications are long-term, locking up funds.Use an SDIRA if the investment is significant and the UBIT impact is minimal, especially with a Roth SDIRA for tax-free growth.Remember that RE, outside of retirement accounts, provides the biggest tax benefits.This post does not create a CPA-Client relationship.

There are all rules you need to follow and many towns are limiting the ability to do this now.  

I don’t rule out anyone.

Louisiana is also a very landlord friendly state and that doesn't hurt either.I have been looking at the rental data in New Orleans lately and it seems like there may be a surplus of rentals available, most likely due to the STR rules causing people to switch to regular long-term rentals.

It takes a lot of training and continuous study to stay on top of tax law, especially with all the changes in real estate tax rules.

Why are they selling if it's achieving one-percent rule? 

I would get rid of that immediately.Second, I would ensure your rules are clear, in writing, attached to the lease, and posted in locations where the occupants can't possibly miss them.

You want to rule out needing a variance unless this is a large property and the change would significantly increase the value of the property and/or rental income.

People are attempting to - and succeeding at that - ignore and override all kinds of tax rules.

@Russell Brazil  was 100% correct when he stated that the new commish rules were going to wean out the RE herd..