More specifically, I'm trying to see if I can properly leverage a new Coverdell ESA IRA for each of my 3 children ($6000 per year) and use a 100% return as distributions for a private school within the next 4 years.BTW, Thanks again for the explanations!

Any ideas on a good way to make this function properly? 

Personally I don't put much weight into that.  

From my experience clients are very rewarding experiences, as you get a chance to bring someone else's dreams come to life, personally I love to take them through the process of a full renovation, everything from rendering to build, however, if you are not built with the proper infrastructure it is incredibly time consuming and administratively intensive.

Many small time land lords just don't have the resources to dedicate to get proper tenants.  

I am looking to find the proper resources to answer my questions and guide me in the right direction so that I can begin a venture of investing.  

He/She may not feel comfortable with the price/location/or time of year and will want to make sure they can get it rented out in a proper manner for you.

Or was the work done with permits and proper documentation?  

It's like they put a bunch of brand new shiny appliances in there and didn't bother to hook them up properly.

While you are waiting for that to happen, educate yourself on how to properly screen tenants and mitigate risk for when the bad ones sneak through.I use situations like this to educate myself and build policy to prevent the same problem from happening again.