Why not invest any non-IRA dollars in oil and gas and get the 100% deductions to apply against your Roth conversion tax liability ?

I strongly suspect your best move is to roll the TSP to a Traditional IRA and convert the IRA to a Roth, using non-retirement dollars to pay the income tax, even if you have to borrow the tax liability. 

And at the end of the day, I would assume these are the types of investors you want to ultimately service, since they are more likely to be actual buyers and not just dreamers.

For example, depreciation is a non-cash expense. 

Is there a service that can help me or someone willing to walk me through what I need to do? 

I'd love to put you in contact with these people and start marketing your services to them, I have done this maybe 40 times now with my current lenders and i typically just add my payment into the HUD and the borrower pays it, this service wouldn't cost you anything.

While tenant protections are strong, landlords still have legal recourse to evict non-paying or problematic tenants.

I own BlueRibbonHomes, a full-service brokerage that includes property management.

Lots of sprinting and short bursts followed by longer periods where there is minimal activity.Leasing season is 2.5 months of non-stop tenant inquiries and requests.

If I had property management I would be paying a couple thousand dollars each month for that service, then having to still pay the PM Company’s contractors at a marked up rate for every repair.