If they say "no" tell them you'd be willing to look skip trace their returns (mail rejected and returned to sender) in exchange for a fair finder's fee if any "dead leads" become deals.

I Have a self directed IRA and have purchased 2 rental properties that are held in trust through the IRA all profits made from those rentals return to the IRA therefore building our retirement funds.

If they are good at what they do then you will easily have the extra profit to pay them.

In regards to your current deal, I would be hesitant because even though you will be able to afford the mortgage payment and it looks like you have a renter already in place, there is still a lot more that would need to be figured in.1) Taxes ( Not sure in your area, but you could find out very easily or this may already be included in your payment)2) Cap Expenditure (Figure at least $100/mo)3) Repairs (Figure at least $100/mo)4) Property management (8-10% of current rental rate roughly $150) - I know you may manage it yourself but if you ever decide not to, you want to take that into consideration so you can plan for that.5) Vacancy Rate (5-10% of current rental rate $75-$150) - even though you have a renter you have to plan for the worst case scenario if something happened to him and you were unable to find someone to rent to.So if you add the above that is an additional $425-$500 not including your monthly taxes.  

I agree with your statement on the cash on cash return.  

Upon termination, all tenants forfeit all claims for the return of the security deposit under section 504B.178 and are relieved of any other contractual obligation for payment of rent or any other charges for the remaining term of the lease, except as provided in this section.

Just an out of state turnkey property that 3 days ago I could have easily talked myself out of. 

Investment is $15,000Monthly interest only payment of 1%, $150.00Principal of $15,000 returned after 12 months $1800 return (12% annualized)Secured by note and first lien mortgage Perfect for the first time Private Money Lender.

in return I could recommend them to my clients.How do I approach appraisers  to ask for leads ?

My goal is to be of help by giving what i know and in return learning while building a team with those interested in working together.