From a yield and investment to value (LTV component) standpoint, the note purchase would be acceptable to note buyers.

I was assuming this was near San Jose where appreciation could be a major component of the investment.

The Solo 401k can have a built in Roth component that accepts transfers from your employer's Roth 401k funds.

Low inventory, increasing property values and interest rates are the biggest detriment to cash flow for LTR at this moment. 

I specialize in triple net leasing with a retail component and also selling large apartment buildings.Once you know what you do then you spend every day becoming an expert in it.

As Christopher states, they are always on market and on the offchance someone isn't' putting them on market, and is willing to sell to you directly, they know something you don't and I suspect what they know would be to your detriment.

it would take too much work to figure out just the labor.. we hire subs for all the trades and they are bulk not to exceed bids and they BUY all thier own materials (except Lumber and Windows)  Every other component is a material and labor price with no break down. 

I'd recommend getting a HML for the acquisition and renovation components; $90k will be sufficient to take on most projects that would be appropriate for a first timer.

By splitting these 2 components out, it allows me to make a realistic estimate of how much the job will truly cost.

The work turnkey has been used and abused but simply stated all major components have been replaced, the home has been renovated to 2020 standards esthetically and to code, and will attract a highly qualified tenant.