Thanks for all who replied, I found on HAR several properties, single family homes less than 140K built in 1940, very pretty properties inside, remodeled homes.

IRS rules are pretty clear on this:https://www.irs.gov/retirement-plans/plan-participant-employee/retirement-topics-prohibited-transactions

Contact major employers in your area that are likely to have short-term employees.

I treat rentals like a business and I am hiring employees.

@Don IrelandIf you wish to invest using self-directed Solo 401k you need to understand prohibited transactions rules outlined by the IRS:https://www.irs.gov/retirement-plans/plan-participant-employee/retirement-topics-prohibited-transactionsMost prohibited transactions arise when "disqualified person" is involved in the transaction with qualified plan (disqualified person would be yourself and your immediate family members).

You are creating a employer / employee relationship and when they pull their back or they dont get the job done the landlord will pay the price . 

The equity is irrelevant.Hiring a part-time employee is another option.

The second criteria you must meet is that you can not have full time employees (over 1,000/yr) work for you in any business that you own.If you qualify - you can set up truly self-directed Solo 401k plan.

I am the only employee

I was a licensed employee broker in both Colorado and California DECADES ago.