Other investors and lenders like to see overall performance first (overall gross and net profit, operating expense, annual return in percentage etc).

if you sold now you would break even at best.. but this is pretty much how rentals go.. your numbers are not out of the ordinary.. unless you take on HIGH risk low income rentals.. were they look great on paper but rarely perform as the paper indicates..

Will you be performing equal duties?

With current market conditions, it involves putting hundreds of opportunities through the funnel, often through direct to owner marketing or extensive broker relationships.3rd party PM is less about ACTIVE vs PASSIVE than it is about PROFITABLE vs UNPROFITABLE. 

If your lease doesn't prohibit smoking, wear and tear is a stretch.

If Podio, are you using any extensions or integrations?

Maybe it would be helpful for the group to get some numbers on the property.Purchase price: $430KDebt service: $2,265Utilities: $550-700Insurance: $488Taxes: $1,000/monthRevenue this year:   Jan-$7884 / Feb- 7360 / March- 8692 / April - 7628 --- Ave $7891 or $94,692 Laundry - $50-100 / month7% PM fee / 8% if 2 or less units vacantAdditional details: -1/2 of units flooring and appliances upgraded-  performed ~ 30-40K cap ex after purchase. 

Please note that you are obligated to pay back their 401k (regardless of the performance of your real estate investment).As an alternative to taking the loan, you could even purchase the investment property directly using funds in your Solo 401k (assuming you select a Solo 401k plan provider which allows you to invest in real estate). 

Here's perspective:When the market was running at 8 cap, a good deal might have been something that you can get to perform at a 10 cap.

I'd recommend performing research on the REITs by simply Googling their name.