I went over to check it and there is just a tiny bit of moisture at the base.

Check your local and state regulations regarding this business model.  

I no longer qualified for traditional financing because I already own many rental properties and my DTI was high for the bank, so I purchased these in a business entity with a trusted private investor and was able to refi the 1st property/sell the 2nd property to pay back my investor and ultimately keep the better property for zero money down.

To be regarded as a real estate professional, you must perform a substantial amount of real estate business, defined as more than half of your time, and at least 750 hours, spent in real estate trades or businesses. 

Do NOT do business with Deal Machine or their affiliates.

This is why I do all my business in OH

We typically look for areas with great schools in business oriented areas.

Meaning, if you need to do your own pm in order to make an investment work then the investment doesn't work, and you are trying to force it.PM is a job or business, not a required skill for a rental investor.

The LLC should help you lower transaction costs since you as the LLC Manager can buy/sell property, taxes, etc by writing checks from the LLC's business account.I rolled my SDIRA from Equity Trust, no LLC (poor service, high fees) to Madison Trust w/LLC about 6 years ago.

What is your new business?