Selling the property within your Solo 401(k) and returning the proceeds to the account simplifies compliance and ensures tax-deferred growth (or tax-free in a Roth Solo 401(k.)).

Buying and rehabbing ensures you grow at a pace you control. 

I agree with Aristotle-get paperwork in order now to ensure when the time comes, you have less to deal with.

So 1/4 seems fair. 

There are plenty out there with fair rates and lower fees.

I'll focus on maintaining the property and optimizing rent increases to ensure consistent returns over the years.

We do our best to ensure our customers realize their full potential ROI, but we can not guarantee a successful outcome as this is the risk that is associated with investing in real estate.

Supplement this far simpler entity approach by ensuring you have appropriate types and levels of insurance, you operate your business in a manner in which your conduct is not considered an exclusion in your policy, you work with licensed and insured vendors, you execute contracts with indemnification clauses with these same vendors/ require additional insured status &  maintain appropriate licensing and permits.

This is fairly easy.

Thank you for taking the time to do a deep dive. 2% home appreciation was also a fairly low estimate, it looks like in that area it is actually around 5-6%.