Now and then I would jokingly point out to him, "Hey, it says here, 'Past performance is not indicative of future results.'

Perform a full renovation. - This will help attract and keep a quality renterSeek counsel from multiple parties. - You should hear the same advise, or something may be off. 

According to the IRS rules you are considered to be disqualified person to your IRA and as such are prohibited from providing any services to your IRA:https://www.irs.gov/retirement-plans/plan-particip...If you had a long term tenant you probably could get away without using third party property manager, however vacation rental will have high turnover, which will require significant involvement from you, and would be considered as you providing service to your IRA, which is prohibited. 

I have a 12 unit apartment building in Western wa. built in 1960 it is an amazingly well performing asset.

If they want a third party, that's no big deal, either- find a friendly broker.

If they are in foreclosure, don't sign unless you can perform.

Even if you have plenty of liquidity, they will want to see what your plans are and how the property will perform.

I have my properties under management but would still like to see how they perform, how reserves build, what the ROI and CCR are, etc.In the list of tools and perks, I see property mgmt tools but I am paying my PM's for their work.

We performed a renovation that cost in total 100K (50K each). 

Even in this third the schools are very low quality, but the crime is pretty low compared to the downtown area.