The wholesaler also has an obligation to perform, not just you.....

Prior to purchasing a zombie property/foreclosure, you will need to perform a title search to understand what liens are attached to the property and owner.

The costs could be justified if the rental performs well (a little less profit short term, for longer term appreciation gains and with little to no effort on my part).

While every IRA must have a custodian creating a special purpose LLC can allow you to bypass the custodian when making investments and performing transactions which can save time and money. 

College students may appreciate a quiet study area or a place to visit with guests while their roommate studies in the apartment.Maybe there's a need for a coffee shop or other small business that needs very little room but also provides a service your tenants would be interested in?

I need the asset to perform 365 days of the year, so I am exploring medium term- 1 month medium stays.

I talk a lot about REI Nation and how they've been my fantastic partner over the past year - they are a one-stop-shop and have helped me through some challenging situations.

It will require fabrication but you can negotiate that as well.There are a couple of shops that sell standard round over edge granite slabs, 25"x96" prefab, tier 1 for $98 each.

I' had confidence in my ability to perform.the seller needs Confidence in Your performance to reduce their risk. 

In single family real estate you do this by choosing an investment that will perform and then using insurance to protect it.