If I was starting all over again, the way I acquire deals would depend entirely on my financial situation.

Based on that I am looking to acquire my first single family rental in another market for a price no more than $100K and BRRRR.

Hello all,My property management company is having some trouble renting out one of the units in my recently acquired duplex (It doesn't help that it is the dead of winter in Wisconsin, lesson learned). 

They seem to forget it takes 10 years and on top of that some of them don't invest or acquire assets, like tangible assets including but not limited to property, stocks, bonds, CD's, mutual funds, or classic cars.They want to buy a home but they can't give up the honeymoon to Hawaii and new SUV in the driveway.

They just don't have the ability to move the needle at the park, nor will they care as much as you do as the owner, so you will be left disappointed with their lack of performance.With all that said, if your focus is to acquire value-add parks that require a lot of work, I would suggest YOU become the expert and take the role of offsite manager, overseeing the onsite manager.

Self-directed IRAIf you are self-employed with no w-2 employees, you can set up a Solo 401k & rollover funds from a non-Roth IRA as a tax-free direct rollover and then invest in real estate.A Solo 401k has several advantages as compared to a Self-Directed IRA including the following which specifically apply to your situation:Unlike a Self-directed IRA, you can have the account for the Solo 401k at a bank or brokerage that does not charge maintenance fees and where you will have checkbook control.Unlike a Self-directed IRA, if you use leverage (which must be non-recourse financing in either case) to acquire real estate with your Solo 401k the income will not be subject to Unrelated Debt Finance Income taxGeneral Considerations Re Investing Retirement Funds in Real Estate:1.

The only way I see where maybe they're coming from is the buyer thinking that they'll acquire a HELOC or HML if they win the bid and maybe can't get it.

Calling the police and acquiring a police report is a good idea, at worst it’s further documentation.  

My initial thought was the definition of roles such as one person taking the role of property management (in the case of rental property ) and the other probably taking care of maintenance, but I get stuck with how the deal is acquired.

Like many folks, I've acquired various policies over the years, ranging from multiple life, LTD, home, auto, umbrella, and others.