The custodian would provide some delivery instructions, you contact your plan admin of the 401k to let them know you're rolling over and provide the delivery instructions and they will send the funds- about 7-10 business days for processing.

They get another a day after check-in to make sure everything is as expected and going well, another the day before checkout with the instructions and "asking" them to review the property.

Do you anticipate a 3-4 month rehab period prior to listing?

He told me there was a loud party the weekend prior but did not tell me.  

Usually:any underground sewer lines prior to concrete, roughin on electrical, plumbing and HVAC, slab inspection prior to concrete pour, same for driveway (don’t pour driveway until city connects water/sewer lines), TCI inspection for electrical meter, final inspection.

Gets get a code and instructions as soon as they book.

You can also go on title with your investors in the name of your LLC not your actual name and instruct escrow to wire you your percentage of the profits and your investors principle and profits at closing.  

I have a lot of these people that we're working in a totally different field prior to getting into selling courses touting how easy it is.

Did you do a pro forma prior to purchase?  

We try to do a walk-through with the new tenant at some point to show them emergency shut off locations, instructions on filter changes, etc. so I wouldn't recommend just dropping keys off and that's it, but I have had probably 2 or 3 tenants over the years that I never met, just talked to by e-mail or text.