As a result and from a tax planning perspective, individuals will process partial Rothconversions each year and higher amounts in years that they don't have high earned income earnings because the amount converted from the IRA to the Roth IRA is included in your taxable income for the year of Roth conversion.

_________Thanks for all the advice guys, a great way to get different perspectives! 

I sent out letters for a looooong time from a different perspective -- trying to get landlords to come to us for property management -- and I learned a lot about getting your mailing exactly right.

That said, from a 'turnkey' perspective this sounds like it would probably work.Your concerns about renting and renters are justified.  

., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)

If it's the later,, more than likely your over market price or not offering suitable terms.Get out look and at the competition and get a perspective of your price setting.Usually a rental is advertised well in advance of the present tenant vacating and your in the wrong end of the loop people looking for rentals now are planning on vacating December 1st,, people usually look 60 days in advance to get perspective if they are going to give notice where they are to relocate in 2 months.

Frankly, I think for a lot of people just getting the license would be worth it from a time and financial perspective. 

Any perspectives or other ideas on this?

I don't know much about being an agent and listing properties but from a business perspective,  wholesaling is something you could automate and scale up.  

I am looking at this from my perspective of having over 80 units.