Due diligence has three steps. 1. financial 2. physical 3. legal.Perform your financial first.  

Unfortunately I've come across a number of disappointed investors that were surprised to learn about things like UBIT, UDFI, UBTI and when combined with custodial fees, LLC fees, etc ended up with negative cashflow in their IRA!  

Should I ask the bank to sign the title and give me physical possession so I can give it to my buyer after I flip it?

Thanks all for your informative responses, so besides tasks with physical nature what kind of office work tasks that consume much of a Landlord precious time? 

I love your physical property example.

The thought of seeing an actual physical property as a form of investment rather than dumping money into stocks is very exciting to me.

My project manager helps me 15-20 hours a week in taking pictures and other physical tasks that needs to be done locally and I pay him hourly.

Each member owns the physical house they live in but jointly own shares in the land.  

Considering my job was basically to get a property ready for market (clean out/fix, get appliances, full occupancy, etc) I assumed the only SOLID way to get accurate appreciation was physically adding value to the property (renovations, etc.) and increased rents.

How long does it typically take from the date you filed an eviction, until you actually have the tenant physically removed if it comes to that?