But you are not limited to that either, with self-directed IRA or 401k you can invest into virtually anything: private businesses, precious metals, bitcoins, pier-to-pier lending, private placements, foreign real estate and businesses, etc. etc. etc.

Some tenants who like those are jewelry stores, photo store type place, postal type places, restaurants/bars with a prohibition type theme.You need to compare the rent bank is paying with current market rents to see if rent is at,above, or below current market.

I agree self manage and all cash will work but still need local help for cleaning and maintenance, and I don't want burn precious cash and forego tax benefits.

@Precious Thompson I agree with what @Kyle J. just said.  

Wholesale properties are becoming more & more "precious" If you want to try the MO market, we still have it going on!!!

They don't have credit and few of them work. 1) Everyone must fill out an application. 2) If they want to paint or buy a puppy "in the future" - no3) Monies owed, even medical - no4) Facial jewelry and boyfriends and girlfriends on the first visit - bad sign and usually no5) Right to enter quarterly for pest spray and filter change.

In hindsight, I could've done well with a percentage of monthly or annual earnings used for indexed funds and precious metals.

IMHO, it's not a good idea for a newly minted investor to do so because there are so many opportunities for the investor to be taken advantage of which makes it easier to lose precious capital. 

Each sale is precious.

Of course, your contributions are after-tax, but you can grow a self-directed Roth with things like precious metals and micro loans to real estate investors.