At 80-90% LTV, you should be able to establish a line of credit for $150k+ at very attractive interest rates to fund other investment opportunities (such as down payments on other properties). 

Keep researching and if possible, take a trip out there and try and establish a relationship with people there that could look out for your interest and maybe police the PM companies.  

You would need to have them issue checks from the IRA for any expenses associated with operating the property, just as all income due to your IRA would need to go through them.If you establish a land trust with an investment partner, then that trust could have a bank account that your partner could operate.  

In finance and accounting we look at a "Quick Ratio" (also known as the Acid Test) this shows the ability of a company to meet obligations, but this only looks at current assets or liquid assets and current liabilities, real estate is not a liquid asset.So we move to other ratios like "Current Ratio" and "Cash Ratio" these to help to illustrate the ability of a company to cover current debts.As to mortgages or long term debt, coverage is difficult to predict due to uncertainty over longer periods, but by looking at the current coverage and cash available we can see what funds remain for these other obligations.Most everyone is familiar with the debt to income ratio we suffer through at a loan application, say 24/36, meaning that you should not pay more than 24% of your income to current liabilities, revolving accounts and car loans, the 36% includes the 24% to establish your ability to cover the mortgage, total debts should not exceed 36% in this instance.

If you're a one man show trying to wear all the hats, this will help you get more deals done while getting established.2)A couple months back, I had a buyer pull out 2 days before closing.

Also you should investigate the values, look for previous appraisals, comps (as you mentioned) tax values and anything else that helps establish a value and include these items with your quote request if possible.

How do you establish your home as a primary residence for two years with IRS for capital gains tax exemption?

Here's an article that lists some of the more common sources for establishing the rent amount: How to Determine Fair Market Rent.

I think it may be prudent to use the CPA at least initially.As to establishing the basis for depreciation, it's not all that complicated but has a bunch of working parts.

Each plan involves a legal entity whereby you have full control of where funds are held, and can use a bank, brokerage or both using institutions of your choosing.Many of our clients will establish a plan with a primary non-traditional investment in mind such as rental property, mortgage notes, real estate syndicates, etc., then separately open a brokerage trading account within the entity to manage the balance of their portfolio in conventional assets.So bottom line; Wall St firms are Wall St assets only.