During our first deal we'll look at communication and regular updates.

A regular GC might be able to assist with the remainder or all of the work to include foundation.

You can also take the profit first approach and make sure you are taking profit out of your real estate on a regular basis to do with as you'd like.

I could sell my entire portfolio of 28 doors and pull the leverage lever OR I could sell this 14 unit and pay for something in all cash and do a lazy 1031 exchange, or do a regular 1031 which puts more pressure on the time frame. 

LTR:The STR loophole can be a huge tax advantage because you can use depreciation and other expenses to offset your regular income, which is a big win.

Someone who knows and works the area regularly?  

As you said you are currently still employed there, so you can't do it right away until you leave employment there.Second, once you've rolled over, you can setup your SDIRA as a regular account (where fund release has to go via your custodian) or setup a LLC checkbook option, where you can write out a check for your choice of investments.Yes you will have full control over the use of funds in your rolled over SDIRA. 

My student loan payments are $0, but the regular VA lender I've been working with told me they have to factor as if I'm paying $820/mo!

Be sure to explore the tools provided by the BPC, there is a list of top markets that is updated regularly based on a number of criteria. 

Don't just call them once... make it a point to remain in regular contact with them (at least 1x per month) via phone, face to face, email, text, social media, mail, etc.At the same time, make it a point to add X number of NEW contacts to your database each day or week.