It's very important to perform your due diligence on the operators, the markets their operate it, ask for their past transactions, history of their track record.

Nope I do not intend to do any business of the lending variety in Vegas I only do joint ventures there. 

To be brutally honest i don't care if it's at cost, below or above, I only care what it is exactly and how much. 

Once you have a market chosen I'd connect with a realtor/wholesalers in that market through BP or Facebook groups to get a first hand view from them on how their market is performing.

Lets say for argument sake, that I rent out one unit long term for $2000 monthly unfurnished, the other unit, I live in so I only rent out one room for $1000 all bills paid.  

Personally, after working with numerous property managers in Las Vegas, I only trust two to handle this task for my properties.Compliance Is ComplicatedProperty management involves navigating a maze of city, state, and federal regulations.

@Jerry Chilimidos,Here is a list of lenders who specialize in lending to IRAs and 401Ks:https://www.biggerpockets.com/member-blogs/2810/50272-list-o...I don't know where your rentals are located and how they are performing but selling might be an option vs doing cash-out refi.I would certainly consider option C.

if he performs a service for you, just pay him for it. 

Beach condos can perform well but it is more competitive than SFR. 

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – and they often select the first PMC they call!