I'm based out of Louisville

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A common issue in the smokies log cabins is no caulking at the outside base of the tub/shower and along the bathroom base boards.

contractors are busy and like to stay within a certain range so recommendations will be based on where you are.

Then tell the agent to run comps for ARV based on updates you do.And you also said you can't afford to lose $20-30k, the most seasoned flippers/investors lose money all the time, and ultimately that is part of your education costs, hopefully you don't make any costly mistakes, but you have to run your numbers well enough to make sure there is some 'ooops' fund to help shield you from that.As for comps, typically, appraisers want them to be in the same neighborhood, within 15% same square footage, same # beds/baths and age.

Uses the common rents on the 1007 rent schedule of the appraisal to approve based on rents.As long as you can show a .85% DSCR or above on rents to PITI your good to go on the approval.  

Definitely talk to a Florida based real estate lawyer if you are unsure what to do though, a quick phone call to one shouldn't cost you anything.

Any profit the investment receives is returned based on this percentage of ownership, and the IRA would be responsible for its percentage of any expense associated with the investment, too.

Already initiated initial communication with some of the investor friendly agents.

I do not think that is a good idea. you paid Income Tax and FICA based on $20.5K on schedule C, your net income probably only left $15K (15.3% self-Employee tax + 10%+ Income tax), and you can only contribute 20% of your net income as "Employee" to 401K, that is only $3000. even you can contribute another 20% as "Employer" contribution to 401K, then you need to maintain 2 separate 401K accounts.