After done renovations / repairs / maintenance on many many properties, I kind of know the price range of each job like painting, flooring, drywall, plumbing, electrical, AC, pest control, remove odor from old pet urine, mold remediation, cabinets, countertop, backsplash, appliances etc etc in my mind.

This is probably bad advise but here’s my opinion ..if he’s a good tenant otherwise and pays his rent and he’s doing tasteful improvements that Add value and maintains his repairs why would you want to drive off such a tenant .

None of the units have dishwashers or washer/dryers, so may not be too bad, but still considering if it is feasible to have meters added so I can bill tenants for their water. 

I've heard it's possible, though costly, to dig up and remove all of the bad dirt, and replace it with new clean dirt.

Would you think that's a bad thing to invest in within my SDIRA?  

Please share your experience, the good and the bad!

First Bank is a portfolio lender that could be another option but they'll likely place you in an ARM (which isn't bad if you're planning on refinancing after a year or two anyway). 

This means we essentially lose a month's rent (August) by the time that they inspect, make their offer and approve the deal (if they do at all).This is obviously a big disincentive for us as landlords and a bad situation for voucher holders as well.I was wondering how others are handling this gap?

Our LLC was set up in Nevada (bad advice from a Podcast). 

Use the BP calculators to start getting familiar with analyzing deals which is probably the most important thing to master to not get in on a bad deal.