I can't speak to what other Self-Directed IRA companies charge, but Directed IRA charges a flat rate $295 annual account fee regardless of how many assets or what the account value is. 

It's not just flat billbacks since at $50 (or whatever number), that's $50 if you don't use a drop vs $50 for leaving every faucet running 24/7. 

For example, we have a rental with a flat roof. 

The roof is flat which concerns me if we get a bad winter, though I've had no issues so far.- The property should cash flow by 300 or more.

You can also ask for a flat fee.

a dead body, another dead body, pet rattlesnakes that escape, finding someone unconscious and unresponsive (drug overdose, I probably saved that guys life), buying someone a 1 way bus ticket to get home since his girlfriend left him and took his truck, giving jump starts and fixing flat tires, having a tenant have an affair with his bosses wife who is also a tenant, taking people to the ER, walking in to a vacant property and finding an intruder face to face (he went to jail for 18 months), multiple tenants that don't know each other experiencing paranormal activity in one particular house (it's haunted), catching an intruder with a security camera and calling the police who apprehend them (caught it all on the camera), shooting pigeons with a pellet gun that got in a house through a window someone left open. 

I'd like to go about 50-50% in each state (TN and FL) at this point.

The stimulus has ended and unemployment is over 10% and looks like it will stay there, so underwrite for higher economic vacancy and flat or declining rents.

Credit could become tighter even if rates stay flat. 

Water lines, both main and throughout the walls, electrical panel if not already replaced could probably be outdated.