When I looked into IRA accounts, I found that it didn't do service to my situation.

It will cost a lot to redo do all the services.  

* Do you upcharge on maintenance?

For STR people we charge them 1.5 months rent and make them do all light maintenance 

**Maintenance**: Be prepared for a bit more wear and tear compared to market-rate rentals.

Under 100amp service - very difficult to insure. 

I do it for both and believe both are possible.At $800/month rent on a 2/1 the sustained maintenance/cap ex consumes too much of the rent. 

When a rental is taken out of service for personal use the accumulated depreciation goes away over a short period of time. 

Here are some general guidelines: Lien Position1st Position LienEquityMinimum Down Payment of 20-25% (a 30% equity to sale price is preferred)Down Payment made in certified funds and not borrowedMaximum Funding of 70% ITV (Investment to Value)SeasoningMinimum of two monthly payments already made12 months or more preferredPayer CreditCredit Score of 650 or higherNo major derogatory trade lines (No 90-180+ days delinquent, foreclosure, repossession, bankruptcy, etc.)No decline in credit since purchase of businessTermsPrefer 60 months or lessMaximum of 72 monthsNo Balloon Payment preferredCash FlowBusiness has positive cash flow1.25 debt service coverage ratio preferred.DocumentationPersonal guarantee from a creditworthy individualStandard documents including Note, Security Agreement, and UCC-1 filing.Tax Returns on the business that substantiate profit and loss statements.OtherPayment history current and verifiablePayer Interview indicating buyer is satisfied with business and comfortable making paymentsMotivation for selling the note is not a result of a deteriorating businessConsideration of high risk businesses or geographic areasIn these situations, sometimes a partial is a better option. 

Make sure to verify any information from a party that doesn't have any advantage of you getting their services before making a decision.