I have a full time job like most folks and don't have the time to PM all my properties.  

I wouldn't wait for interest rates to come down, because they will slowly come down, and you'll be waiting for a long time.

As a full service design-build firm, we are capable of so much more (full custom new builds and large scale renovations and additions). 

There is a full time caretaker hired for 35K a year.

I previously had a self directed IRA with Entrust and had numerous issues mostly related to the time it takes then to process requests, which can potentially cause you to lose out on deals. 

Especially if you're a first-time portfolio buyer, these online platforms can help you raise capital from multiple investors.Work with an experienced commercial real estate broker.

But I haven't heard anything yet and this thread is making me think it may be time. 

I strongly suggest you have an attorney draw up the contracts (and one has who has already done this many times, as they will already have templates they use).At the minimum, a lender need a Mortgage but I would also recommend for more protection, a lender will want a JV agreement, promissory, personal guarantee and if possible, to have the deal cross-collateralized with another property. 

If targeting new construction, keep searching for an extended period of time until you find a builder that has a good deal, avoid builders that clearly will be difficult to work with, it was easy to spot.

@Chris Seveney For the full effect you have to record your commentary while seated on a private jet.