That is one of the key drivers for why I wanted to do the FHA route, so I could start before I had enough for 20% down.

I assume you have discussed with your sibling and everyone is on board.

What are some of the key provisions I should make sure are there?

Lower down payment, lower interest rate, better terms across the board. 

Experience & solid due diligence & having filters & criteria like Buffett & Jeremy Roll does is key!

@Matt Matyas To have an actionable plan that will work in your area, you'll need to speak with the Town/county board of health and/or a reputable septic installer/maintainer.

One concern I have is the tenant turn over process and how best to handle the inspection (security deposit), cleaning, keys management, and potential showings for new tenants.

It may look more suspicious if you got audited but as long as it is all above board there's no issue doing that. 

I do a better job of those notifications than just the key word notifications.

The topic of self-directed 401k has been discussed on the forum many times, here is a link to one of such discussions that you may find helpful:https://www.biggerpockets.com/forums/51/topics/527...There are several providers offering the service who are active on BP, do some research/reading and you will find out who the key players are.