This is, again, another relationship building exercise.

How does a renovated property will perform in this depressed rental market?

Which company was the provider, how long have you had the property, and how has it performed? 

But you can invest in a 506(b) along with other IRA investors that may lack the knowledge to perform adequate due diligence.To me, this is starting to look like black market investing for your retirement. 

Second, handling general contractors and holding them to cost, schedule, and performance.

You're actually exercising admirable restraint.

Most states require a Real Estate license to perform those services while collecting fees or commissions, make sure to check the states statutes where this property is located.

Make sure to advertise in all the available channels you can find so you can perform a true test.

Perform a cash out Refi on your own home to bring you back to 25% equity in your home. 

I'm looking for performing rental properties in SAC.