When it is a new development, it isn't uncommon to see someone use the date the Certificate of Occupancy was issued - perhaps that marks the "ready", but it still might not be "available".So you can certainly have a property in service in a given year, but not actually have any rental income - but certainly your facts and circumstances are much better if you can actually get a tenant in there, that (should) shore up your defense on that question ever coming up unless you are playing weird games just to get a given in service date for tax purposes.

hi everyone, does anyone have actual real experience in investing in real estate through self directed IRAs?

@Oli HarpsTo manage your Oakland 4-plex effectively, stay informed about the local market, build local connections, conduct thorough tenant screening, consider value-add opportunities, decide whether to self-manage or hire a property management company, network with local investors, plan for growth through scaling your portfolio, explore financing options, and stay informed about the local market through online communities and resources.

I have had several of my short-term owners go to a self-insure model (i.e. they only get liability insurance on paid for properties) in recent years.

Hi Erin,I lived in Baltimore for 20+ years and now live in Breckenridge, CO.While I lived in Baltimore, I self-managed multiple LTRs (long term rentals) and now here in Breck I self-manage two STRs (short term rentals). 

In some cases they may feel less bad about contacting a person vs a company.Also for self-fixes it depends on the condition of your place, but a major fix will need to be taken care of whether you self-manage or not.  

.), Designing and Furnishing (amenities, design, theme, linens, etc), and operating (Insurance, Property management or self-management, Tech & Tools, Cleaners & handy people, etc)All of these could be covered depending on who you work with that can cover each topic. 

If they are not, you can roll over your 401k into a Self Directed IRA (SD IRA) and invest in real estate that way. 

While I am not in middle TN (I did used to live in Rutherford County, though), I am in the STR game and self manage.

You'll learn more quickly about ownership and management since you'd be able to self manage it.