We also had to negotiate access agreements with both adjoining neighbors, which added nearly another $100k.Best of luck in your venture, feel free to contact me directly with any questions or if you would like me to pass along any of my resources.  

I no longer invest in rental properties directly, I prefer spreading small amounts ($5K) in real estate syndications through an investment club, but we did a write-up on this company a little while back.

As others noted, most municipalities issue future zoning maps which indicate the direction the local planning commission or equivalent wants to take their zoning and if your plans are consistent, that's generally a good indication as well. 

I hope you are asking two separate unrelated questions, because there's no point in doing cost segregation for properties held inside your self-directed solo 401k, save for some very rare exceptions.Some of the Bigger Pockets experts who operate reputable costs segregation companies are @Bernard Reisz, @Yonah Weiss and @Julio GonzalezSome of the Bigger Pockets experts who offer Solo 401k administrator services are @Dmitriy Fomichenko, again @Bernard Reisz and @Brian EastmanReach out to them and see if they can help.

First off- $4.5M for 48 units and 50% are vacant is not a steal, unless this property is located in a downtown area and you have a contact with a developer who will pay 2X to build a high rise. $93k/unit for 50% vacancy doesn't carry hardly any debt, hence why they are capping you at $500k.

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

The risk is too great.Overall, I recommend revising your lease to include less arbitrary language to set clearer expectations and make it more enforceable in court.Feel free to reach out directly with any questions. 

I would contact Zach with RTR to get other PM options. 

By connecting, i can ensure that any potential deals I come across reach you directly, and you won’t miss out on great opportunities!

Do you go direct-to-seller to find your deals or do you simply purchase from the MLS or wholesellers?