There are so many IRS restrictions and prohibited transactions within a Solo 401K that it makes it difficult to navigate.

Still, maybe you are over complicating it by trying to buy MF (a difficult asset to manage) on the other side of the county in an area that you have no experience investing in. 

These can make crunching numbers a bit more difficult because due to the guessing game. 

It will actually be more difficult for your agent to procure a buyer off market - so the work actually increases. 

Berea is extremely difficult for renters to find low price points and they’ve pushed themselves deeper into Eastern KY while Lexington commuters come into southern Madison county and beyond as they did into Jessamine county.

In all honesty, it will be difficult to collect anything from the tenant after they move out and you cannot force them to stay.

.- It's very difficult to argue about travel being a business expense if you're just going to look at properties, I would argue against it in a majority of cases.- Depends on what you're doing specifically, but usually I'd recommend getting an EIN at least to give access to business bank accounts- Repeating #1, if you're going to a property and 100% of your time is spent doing renovations and the like, sure, but if any of it is for personal benefit, that'd be disallowed.

It is not very difficult or complicated to evaluate commercial real estate, there are plenty of good books available that can teach you how, textbooks, online courses, community college classes, even excellent youtube videos etc, and it is actually quite enjoyable in the process to learn.

It sounds like you are off to a great start for 2025 and have a good plan.Finding good deals is often the most difficult part of the process. 

Our property manager has said Portsmouth is a difficult area and we are going through a slow time now.