Sorry to hear about this.You mentioned that the tenants haven't moved in...how long has it been vacant for?

As mentioned have an attorney or title company draft the note and mortgage.

Also, you mention snow removal, is it ever the case that the tenant is responsible for some shoveling? 

You mentioned the following: "Take a look at what markets you are planning on starting in and make sure it is a growing market where the appreciation is obvious (emphasis added)."

As @Bradley Buxton mentioned, you can make many markets work! 

I'll echo what Zeke mentioned about interviewing multiple realtors / PM's / Contractors to make sure you can get a good idea of what the area is like, in addition to working with someone you're comfortable with. 

I have often mentioned to my wife that it would be a great place to move to - for the exact same reasons that you mentioned!

Quote from @Austin Wolff: Hey Kegan, I published on article on BiggerPockets specifically to answer this question for people like you (and selfishly for myself):The 10 Best Markets for Your First House HackNone of the states you mentioned are on this list, however.

As others mentioned, not a big deal for the solo 401k itself to lend.

@Brett Danehey you mentioned a spreadsheet.