I use Sam's club and Amazon.I have a pro account with Sam's.

In my opinion, $90,000 is too little capital to invest in real estate within a retirement account plan.LTV's are lower when investing with a retirement account plan - Around 65%Meaning if you were to use $60,000 as a down payment, you would likely only buy a house around $70,000.$8,000 would likely go away in closing costs.

Regarding BRRRing OOS - it can be very dangerous:(Too many newbies take contractors and agents at their word, when "trust, but verify" is extremely important.Given you're in Chicago, would recommend you plan 2 trips for a BRRRR:1) Initial walk-thru with contractor(s), which you should video for documentation & accountability.2) Final walk-thru BEFORE paying out final amounts to contractor(s). 

For context, each tenant has a separate security deposit escrow account.

They should have and accounting department, maintenance department, leasing department, tenant relations, property manager, assistant property manager and legal (in house or 3rd party).

Honestly with an interest rate like that you could even not pay off your primary and put any excess capital in a high yields savings account and be financially further in the long term.  

Hello Account ClosedWe are so sorry for the inconvenience of you trying to contact us.

We’re happy to help you establish a network of support targeted to your needs, from RE agents to accountants and more.

Heck my local credit union pays 3.5% on its basic account. 

The reason is FASB ( Financial Accounting Standards Board) changed how a lease is booked for current and future obligations.