The houses are expensive, the rents haven't caught up, the int rates are through the roof, and the rent alone cannot even cover the operating expenses and debt service, nevermind turn a profit.

The 100k in upgrades would likely be a renovation loan, or I would slowly add equity and then do a cash out refi enough to do the major things - replace roof, update kitchens and bathrooms etc.

We replace the roof, furnace HW tank if 10 years or older.

So you'd better hope that you don't need to replace a roof or HVAC system, because you can't pay with a check and can't make an ACH payment over $500.

What happens when the roof starts leaking, the parking lot needs restriped, or the fire system for the center needs a major repair?

An inspector or contractor ought to be able to give you a decent guess in life left in the roof and hvac systems.

Another reason to sell is to avoid a large capital expenditure like a roof, paving, or painting.

The videos I watched said that you can finance the property but it’s not the same as a traditional mortgage it’s kind of reverse and with a SDIRA property you need to put down like 50-80% and finance the rest because they’re most concerned with a large cash flow being generated to grow your investment and also to be there in case there’s any major repairs because those also have to come out of the account, you just can’t pay for a new roof for it out of pocket it has to come out of the SDIRA account.

Everyone else has mentioned the noise but I'd also be worried about water leaking from the top unit into the bottom unit.

Looking to do a complete gut, new roof etc.