I've had a few interactions recently that I think are typical of any industry but add to the argument for getting started with your first equity deal ASAP. 

“Regular” rent was $975 for upstairs and $1009 downstairs (we pay utilities out of this) with a mortgage of $900. 

(let’s say your deductible is $25,000).To add a buy-down program to your protection you would look to max your policy deductible (typically to $100k, $500k, or $1MM), which will decrease your premium.The Buy-Down program deductible could stay the same or decrease from than the original $25,000.The program provides coverage from your buy-down deductible up to your new regular policy deductible.The program would be an additional cost, but ideally would save money OR keep costs the same while lowering out of pocket expenses.Part 3 of 5: Who has access to Deductible Buy-Down programs?

I am not fearful of HML as I've interacted with them in my real estate law work off and on for my clients.

Wash your hands regularly.

My regular painter has done similar houses for 3-3.5k with painting a deck, basement included, ceilings everything  I’d of course like to give my tenant the first rights to the business but it’s way too high.

UBTI is generated when a tax-exempt entity engages in a trade or business on a regular or repeated basis - such as flipping properties.A Solo 401(k) does have a narrow exemption from UBIT stemming from Unrelated Debt-Financed Income. 

I have been doing a Roth IRA for about 4 years and I opened a regular brokerage account as well.  

Aside from the regular MLS such as Realtor.com, here are some options:HomePath.com for REO listings, Auction.com (properties listed there are sometimes eligible for conventional financing), Xome Auctions, LoopNet (perhaps not the greatest resource but look anyway), Hubzu although it can be (tedious and confusing), also check your city or county website for auction properties ( a very few may be eligible for conventional financing), HUD Homestore (another tedious process but worth checking)ForSaleByOwner.com (search your area, not all properties listed are on the MLS)4SaleByOwner.com (ditto)Craigslist Toledo OH, real estate for sale by owner listings (beware scams, but sometimes good things show up)Facebook Marketplace for Toledo Ohio, there is a real estate sectionLocal bulletin boards- post a free ad saying what you are looking forBigger Pockets Marketplace!

Get out and interact with those folks in the market however and whenever you can, and talk to everyone even those you don,t think are in the business.