. - PM provides a cash based accounting report every month, for every unit under management, that clearly labels all rent, all expenses, including management fees, and the net directly ties to the amount of money deposited into my bank account.- PM is a licensed handyman, or has them on staff, and takes care of most unit turn work at a reasonable rate. - PM has no breakup/termination fee- PM does not take project management fees, except on large or complicated CapEx projects exceeding $5,000. 

The value of your SDIRA may be too low, but I'd recommend Gary Mobbs at South Star Bank in Gonzales, TX.

We are not too strapped for cash, but it always seems better to have more in the bank than less.

Quote from @Will Cruz: Does anyone know of a Bank that is willing to do a HELOC on an investment property?

Creative & Seller Financing OverviewSeller financing allows the seller to act as the lender, enabling you to purchase without traditional bank involvement.

Are there going to be banks involved, creative seller financing or all cash? 

They switch banks and ask for an extension and add another $2500 deposit as a show of good faith. 

Commercial Revenue Generating properties like office buildings, apartment buildings, retail centers, etc (banks call it "CRE" lending) are typically evaluated from their net operating income, not gross.

Alternatively, if the bank ( assuming there is a bank) is fine with it, you could negotiate a credit and escrow the funds to be released after you do it yourself.  

Meaning, the bank wants to see that a property cash flows for typically one to two years of tax returns before they count it as income.