My 120k/50k example was purely hypothetical (basically I was making the point that if there was a business that a would give such a good return... it would be worth taking a hit on the withdrawal of the IRA monies).I've just realized that RE or any other investment will never give me the returns that a successful business that I own would.

The Awesomeness definitely has contributed to the problems, but the goal is to have pure awesomeness without any downtime.

Since it's in a light commercial zoned area, maybe the units could also be converted into pure office space which may yield better.

You're getting $3,660 pure income flowthrough per year on $15,000 outlay, or 24.4% IRR. 

We now have a lock box with a key inside attached to the gas meter, just in case the batteries fail.

For the most part it doesn't matter and is purely a numbers game, but you will probably have less competition if you avoid the absentee owner lists as that is seemingly everyone's first stop.

Your offer is no money down, and pure principal.  

Out of five smoke detectors in one of my rentals, one won't twist off to allow replacement of the battery.

We are buying purely for cash flow.

@Kevin Romines Your response is pure gold.