I have tried to get quotes for these properties and I haven't found a company that is willing to insure me because I have open claims.

The bank and mortgage company we are using is giving us a hard time about us co-signing due to my separation and new job due to only having been separated a couple weeks now.

Kyler, call your a couple of insurance companies and get a formal quote so you can take this back to the seller.  

GSP REI is a diversified real estate investment company based in the Philadelphia area.

Just outline expectations and roles, and what each of you guys are going to do, and how properties will be acquired and how they will be disposed of, and how and when money will be taken out of the company and you should be good.

However, if you're okay with some cash flow but AMAZING appreciation potential and the best macroeconomics, I would look into the Columbus Ohio market as this is where all of the population growth, job growth, and companies moving/developing here (for example Intel, Google, Amazon, FB, LG, Honda, Nationwide, Anduril, etc).

We don't even a Board yet (it's a new build), and it's all being coordinated by the HOA management company for the building.The developer offered to make the new door key fobbed on each side for entry, and would install a new security camera. 

Just hire a 3rd party company that takes care of this for you - worth every penny.

You might check with your Self-Directed IRA Trust Company/Custodian, they might have a brokerage connection capability where you can setup a brokerage account tied to your IRA, then you can with that brokerage to invest in various public market investments, in some cases stocks, mutual funds, ETF's, treasuries, and CD's.

I would be happy to share with you Property Management companies and assist you with any advise if you send me a DM.