@Matt Nettles i've listened to a few podcasts with Tim Bratz and love his energy and outlook. 

Applying those principle, focus your energy on doing the preventative things on a day to day basis that reduces the risk of claims from occurring in the first place  (siginign vendor agreeements /collecting insurance certificates) and carry appropriate levels of insurance.

I am looking to put a new fence around a backyard but should I go with cedar for the long lasting durability or treated pine since it is more cost efficient?  

From a tax efficiency aspect, a lien on investment real estate equity is by far superior to 401(k) or an IRA.Paul

Your best bet is some kind of bridge loan to close efficiently and then refinancing once it has been seasoned to take full advantage of that discount that you are getting. 

If you want to self-manage, then you should have the time, energy, and competence to make your own investments. 

Does anyone have recommendations or thoughts on approaching this situation for ease of management and tax efficiency?

As @Erik Dofelmier mentioned, open showings can be an efficient approach to maximize your time and resources.

Hi Mark - Rental properties are generally tax efficient investments (i.e., depreciation offsets current cash flow and defers income recognition until disposition) and so are the retirement accounts (tax paid in retirement when distributed) so the tax burden on the money you are borrowing is likely not to materialize for many years.The delta between the 9.5% interest rate and 8.3% average return on the existing retirement account would result in more funds in the account if you take out the loan.

I tried to get an idea of heating cost from Consumer Energy, however with no luck.