You will need to find an off market deal and then pitch a owner finance offer that will appeal to the seller.

Assuming that you are going to be setting up a C Corp anyway because most tech startups are setup this way if they are going to have a large number of shareholders, the ROBS solution sounds appealing, until you get into the details. 

You must remember that not everyone is financially impacted by the COVID-19 pandemic, and many tenants are able to pay a higher rent for a renovated apartment that offers amenities and upgrades that appeal to them.

Also too I recognize I am definitely not the target market as an investor, this looks like something that appeals to a certain type of tenant that I don't normally talk to in the working class area I operate in. 

It could appeal to millennial workers.

Using a SDIRA is discussed in this book along with some charts to give a visual representation of how much faster your money can double investing in real estate vs the 5%-8% in your 401k.

Disbursements are made after a licensed inspector walks the property for a visual inspection and compares against the draw. 

I think the area is appealing for people who no longer need to commute to work and are looking for a great value for their dollar in a place to live.   

The main conversion is done with an added separate entrance for the 2nd unit and a detached garage and now we are in the fine details stage going for aesthetics and curb appeal.

Usually in the beginning stage I get a visual through pictures and once we are in the under contract stage, I use my due diligence period to go out to inspect the properties.