If their apartment is really ready to rent, then raise the rent just above market value for 12 mo lease and tell them they can stay if they accept.

First, you should not accept checks for late rent.

We profit in real estate from accepting risk!

MLS says 120 days. it was probate. i think we had accepted offer sometime nov, or oct. i really dont know the details. i just know i wasn't ready for it to be purchased and i had to scramble to get money to close on it.

But, if I got accepted at just $40k, the ROI is around 14%, which I figure is pretty good.

If they want to apply and qualify then you'll need to accept them unless you have a better qualified applicant. 

That LLC can have its own bank account/checkbook, and can be managed by the IRA owner as a non-member manager.Some SD IRA custodians will not accept single member LLCs as an IRA investment due to increased regulatory scrutiny that begin in 2009.

There's a few other considerations regarding how the baseboard, door jambs and cabinets relate to the existing floor but if the surface of the concrete is not acceptable, you might want to consider tile.  

I would never accept such a report AND I want all that data for the case I need to go to court or collections. 

Many investors will simply judge offers, be afraid to send in deposits or shy away from the contract writing process because they feel like the seller will not accept their offer.