We put it on the market at $3M but never got the offers we wanted, it was during the holidays and when rates were skyrocketing.

Off market and the new the owner used an agent so I reached out to the agent and made an offer How did you finance this deal?

By focusing on cost-effective improvements, investors can significantly enhance property value.By first Identifying which renovations offer the highest ROI—typically kitchens, bathrooms, and curb appeal. 

.- The new PMC you want to hire will have to increase your Placement Fee, so they can offer a commission to an agent that brings then a tenant.

Forming an LLC for your rental property can offer liability protection, but no real tax benefit.

Of course it is very important to do proper due diligence on the investment and the operator.As far as self-directed IRA there are number of companies offering such service, this topic has been discussed here on the forum many times so you should search using this keyword and learn from those discussions.

While Treasuries are often viewed as "risk-free" investments, certain real estate deals in today’s market offer a compelling alternative—especially when purchased at a deep discount.Take, for example, a 1,000+ unit apartment complex in a suburb near Michigan.

We now include insurance contingencies in offers for more areas, certainly around Tahoe, but also in other urban interface areas.

I haven’t received the quote back for this place yet, but other similar properties we offered on were in the $4k/year range for insurance.

Your property is similar to mine in great Indianapolis suburb with good schools owned since 2013 - worth about $300,000 (possibly could get a little more if in a multiple offer situation), property tax $6249.