It was high rent, low entry point area but within 6 months I dealt with an eviction and electrical issues.

Like you said, your maintenance should be very low on BTR.

Low and behold they just shut down my membership. 

The 6.75 rate is a conventional 30 year w low closing fees (the credit union I used last time).

Both reno loans also allow for a low down payment (3%-5% minimum - AMAZING!).

Her credit is that low because she is financially irresponsible.

Anyone that is looking at your assets is always going to need to factor in property management, so you can show that as a real expense (and really make it as high or low as you want).I work in a vertically integrated real estate and development company, and I cannot imagine how things would run if we did not have an internal property management company that essentially works for the other companies but also stands on its own.

I don't work in Nashville area but $165 per sq ft seems quite low to me.In terms of financing, I would speak with a few construction lenders and also hard money lenders.

The value of your SDIRA may be too low, but I'd recommend Gary Mobbs at South Star Bank in Gonzales, TX.

Honestly, I think you're estimated expenses are a bit low.