I am going to continue educating my self while I get enough for the DP and other expenses.

If you go too low I would either recommend self managing or liquidate it. 

I hope you are asking two separate unrelated questions, because there's no point in doing cost segregation for properties held inside your self-directed solo 401k, save for some very rare exceptions.Some of the Bigger Pockets experts who operate reputable costs segregation companies are @Bernard Reisz, @Yonah Weiss and @Julio GonzalezSome of the Bigger Pockets experts who offer Solo 401k administrator services are @Dmitriy Fomichenko, again @Bernard Reisz and @Brian EastmanReach out to them and see if they can help.

This allows you to control renovations and decide whether to self-manage on the back end.

Your landlord is both not too swift, and is also self-managing a $3000+/month rental.

There are always some self-righteous individuals who try to appear as very professional figures in this community. 

Now I own and self manage 29 SFR and find it to be easy.

We pivoted to self-storage a few years ago.

I think if the industry as a whole was a little more honest with it self and with market participants you might not have as many waiting for something that is not likely to happen in the short term. if you need a house, you need a house. but, if you think something will change in 6 months you might be able to hold on, but if it likely will not change in the near term you might just bite the bullet and buy. 

Plan was to do self storage; then found out the creek that sits a ways back flooded 5 years ago, not in a floodzone but all the locals know so self storage is a tough sell at this point.