My understanding of a self-directed retirement account, though, will make it so that the income from the rental will have to go back into the account and we cannot use it as passive income for our normal personal expenses.  

This will decrease the amount of your out of pocket expenses.

Bandit signs are less expensive.

You should be provided with a HUD sheet that breaks down all the expenses / credits on it, before the closing, you will have to pay county and state tax, filing fees, transfer tax, etc. 

Some offices have fees and others may pay expenses to cover you and expect you to produce.

"I'd rather spend $500 extra per month than save up $5k one-time and have a lowered monthly housing expense for three decades!"

In Seattle, I rent because I can find cheaper rentals in the urban location I desire, and it's so dang expensive to buy a home right where I want to live in Seattle.

It is different if you are the owner as you have the risk, maintenance, cap expenses, etc.  

Even if you wanted to save that expense, you should "pay" yourself that amount by allowing for it as part of your expenses.The problem is: a bad Property Manager will cost about the same dollars as a good one - but your expectation of positive investment returns could be reliant on finding/being a "good one"!

Given that the north side is so expensive now.