Bummer it's a bit old fashioned in it's inability to transfer online.

Friend of mine invested with a HML in the same fashion... 

That's how people get over-leveraged and into trouble.If you want to invest, do it the old-fashioned way: increase earnings, reduce expenses, save, then invest.

Most people who list and sell their own homes with no experience as an agent crap the bad in fantastic fashion.

I've had them nail/tack pictures, calendars, artwork to side cabinets, back of island cabinets, doors.

As the trustee, you can now place this money into any investment that follows retirement plan rules (no artwork, collectibles, alcohol, insurance, etc., and no disqualified parties).

Initially, I didn't select this route because I'm not located in the central part of Austin, but I would like to give this a try since the room is fully furnished, but will require some bedding, artwork, and a desk.  

Because had I focused solely on quality and closed my buy box in a black and white fashion, I would probably still be forced to keep working even after 10 years of investing.

If you choose to do anything regarding this cosmetic work I would suggest as have others hiring a professional and possibly splitting the cost in some fashion with the tenant.

Most importantly, it's great to hear that you found value in the tools and resources we spent years putting together in an organized fashion to help newer investors both start and continue to expand their investment portfolios.