I'm sure you'll find lots of threads on the subject with a little searching. 

I would pay attention to the subject areas managed by professional competitors, what is their average rent and the curb appeal, storage plus anymore common facilities that they have and the benefits of then, in respect to financially.Who is this guy anyway? 

Is their any competition in the subject area and what are their advantages and their average rent and occupancy?

Please see more below:Solo 401k vs Self-directed IRA: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.

It doen't however change the equity %, instead it's the distribution of cash flows.

This is all best case scenario and subject to change.

HOA is not in the control of the seller and you're always subject to that two weeks prior to closing or 1 day after you've closed. 

I am on automatic email distributions, but I can't get things like broker comments, listing broker contact, attachments for rent roll or plans, etc. without sending multiple emails which is time consuming.

Subject to: Give the owner 5-10% down and take over their payments.

Do they have the set it and forget it mentality, and just want to know that they will have their distributions coming in?