For SEP and qualified plans, net earnings from self­employment is your gross income from your trade or business (provided your personal services are a material income­ producing factor) minus allowable business deductions To learn more about self-employment income rules, see the following. https://www.irs.gov/businesses/small-businesses-self-employed/self-employed-individuals-tax-center

@Drew PoniewazAs George indicated, location is generally not the primary deciding factor when selecting a provider for a self-directed IRA or 401k based retirement plan.This is a very specialty field, with a handful of providers.There are about 3-4 dozen companies that act as custodians, basically processing the investments you direct them to execute on behalf of your IRA account. 

I have a Bosch worm drive circular saw that is a joy to use. 

That would drive a lot of my recommendations.  

Also browse your local market online and by driving around to learn about neighborhoods, home values, etc.

., where labor costs are a big factor to consider in budgeting this out.What are the premiums you're achieving versus units without washer and dryers?

There are a lot of other factors to consider. 

I know we're not supposed to be emotional about properties, but a complicating factor is that I am about our SoCal holdings. 

I have come across a few that will do their own assessment without an appraisal but they will still want to drive to the property to see it. 

It's a short drive to Richmond (30 mins) and a lot of people commute.