Hopefully there is low hanging fruit you can address to minimize the permeation.

The rest is brand new within the last 2 years so I know the cap-ex for the future should be minimal minus an AC unit whenever that goes out.

Truly wasting your time doing all this.

Let the ex Tennant waste their time doing whatever they want to do in response to not getting their deposit back, they know they don't deserve it.

The fees and involvement of the Self-Directed IRA custodian can be significantly minimized by investing your IRA funds via an LLC as you will have checkbook control over the funds. 

Contractors spend hours putting together Bid Proposals and it's not fair to them if you waste their time by 'shopping' and price matching with other Contractors.If you 'bid shop' Contractor's numbers you are going to get a bad reputation, and you will have a hard time finding Contractors to bid your projects.Sure, you may save a few dollars upfront, but ultimately you are going to p*ss off a lot of contractors and potentially hurt your business long-term.

I want to attract the best tenants and I want to minimize repair issues once a tenant is in place.

If you can’t get several hundred per door profit each month then I wouldn’t waste my time 

Hate for you to waste all this time and find out you need 30%.

Being in Pennsylvania, you also need to deal with PHRA although the guidance there is minimal.