You have less control for this reason, and the property gets way more beat up.

You remain a bit tethered, but control the narrative.As far as improvement after the closing... 

Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: 1%-1.4% rule dealsROI: 10-14%Cash flow: $150-$300/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B- These numbers are based on the “sweet spot” in Metro Detroit.

and if all else fails simply call the state division that controls real estate lending and ask them.. 

About 10-15 years ago most counties (who control the property taxes.) lowered the values but raised the tax rates.

If its a place that you wouldn't deal with at all and only trust in a PM's word then I hope you trust that PM because they could actually end up the problem.The more you own in a lower class area the more possible cash flow you will have and the more control you'll have on upgrading the class of that area.This is based on buy and hold. if you are flipping that's another story I wouldn't go that route because people would rather buy cheap and add that savings to rehab and make another house in that area their own.

Can’t control some of those variable (property taxes are killer here). 

The units in my area are temp controlled year round and have running water in them.

I have already established a SD IRA with a custodian.I am looking at establishing a SD solo 401k with checkbook control with a provider at lower costs.I also am looking for advice if it is smart to leave my SD IRA with a custodian and pay the higher fees or if I should roll it over to a provider to minimize cost and gain checkbook control.Thank you.

Controlled every second he could.