End game would either be for me to refi in 12 months to cash investor out and them repeat, or let it ride until the investor wants out.  

You need to, however, have the financial ability to ride it out.

This includes new roofs on all buildings, 50% new heating, air conditioning units, partial asphalt replacement, etc.If I am not able to secure an offer in this fashion, I will then select a real estate company to list the property..

While you are not renting the rooms as short term leases like airbnb/vrbo, think about the income in a similar fashion (IRS reporting requirements, paying taxes on income, write off maintenance expenses and repair, etc).

My grandfather was a real estate investor and as a kid I would ride around with him to his various rental properties or go strolling for dollars, although I didn't know it at the time.

Then on the last day they offered another course a "Ride A Long" in California.... big catch it was 40K.  

Let it ride, don't touch the equity but refi in 2-5yrs to lower the monthly mortgage payment.

This is work and that isn't riding around waiting for people to send you buyers for the three you have listed.

Now there are a lot of ways to get started in real estate investing using other people’s money, but there is nothing wrong with the old fashion way of saving up and paying for things on your own.

Self-directed IRA custodians are registered, FDIC insured (for cash) and regulated in the same fashion as household names in the investment world that focus strictly on publicly traded assets.The questions you need to ask are:1) What kind of services do you need?