Problem is this would leave me pretty tapped out for cash reserves for our other rentals and unexpected expenses so I'm considering looking for private money for that.

Even if I somehow lose $700 a month on this property in unexpected repairs and maintenance or whatever, that's still $700 of expenses that are both 1) tax deductible (or at lease tax depreciable) and 2) better my asset in some way.  

You would have the opportunity to generate cash flow with no money out of pocket (but bear the risk of negative cash flow if vacancy drops further), she would get stable long-term income with no management component.

A faster, easier, and more economical way may be to partner with a investor who has good credit and experience, but is missing the liquid cash component, or could greatly benefit from having cash liquid.

Not all IRA custodians accept the single-member LLC as an asset of the IRA.There are two key components of the IRA LLC - setting up the plan and using the plan properly within the IRS guidelines.Find a firm that specializes in this and that can offer you meaningful guidance after the initial setup.  

As an example, CPAs provide cost segregation studies for clients across the US and commonly cite TC Opinions to support the movement of depreciable components from 27.5 years to 5 year personal property.

.)* $550 Sump pump* $175 Landscaping (trimming, mulching, fill dirt)* $50 Safety (CO & smoke detectors; fire extinguisher)* $70 Utility costs during rehab $230 Misc (plywood; insulation)* $250 Tools/Rental equipment $550 TOTAL $27,720 *DIY jobs; the cost listed is for materials onlyI’m disappointed that we came in about $2,700 over budget, but the unexpected cost of replacing both bathtubs was mostly to blame.

Every component of a rental has a marketing message.

Plus they have just added a new component to the software that allow you to track all business items, not just rental income/expense related. 

What was your big unexpected incounter on the burn out.