Remember that you would not be investing personally but rather your IRA, which is a separate legal entity.

Bring a thermometer and measure the temperature separately from the thermostat to see if they exaggerated the issue.

LTR are passive and their income/loss is kept separate. 

Here is some info on why they recommend one still:It is recommended that single-member LLCs have an operating agreement for a number of reasons, including: Protecting against personal liability disputes Maintaining a clear separation between personal and business affairs Providing guidance on how the LLC should operate Making it easier to work with third parties Allowing someone else to run the business if the owner is unable to

Both units were separately metered with all mechanicals in working order, making it an ideal property for investors.

I have bought commercial RE in a Roth SDIRA and separately purchased a couple investment properties via 1031 exchanges outside of my IRAs.I too have hesitation of the above index funds and need to investigate further.  

Should I open a separate HYSA or similar vehicle to park additional cash reserves and or taxes set aside from prior projects?

DSCR loans and Ground Up construction loans are two completely separate loans.

I have the 2 units already done with separate entrance (utilities are not separate). 

Along with the entity formation expenses if you create the separate management LLC, you will want to have general liability and perhaps even E&O or professional liability coverage.