You don't have to have all cash, your IRA can buy a property using leverage but you must utilize non-recourse financing (no personal guarantee is allowed according to the IRS rules).

As you are from Sacramento, do you know Los Angeles rules at all?

Also be careful not to over improve.

The IRS is just as concerned of the participant paying a higher rate which can be seen as a way to exceed the solo 401k annual contribution rules or to get more funds into the plan.  

I would keep the expenses split 75/25% subject to the rules of the solo 401k.

If posting this is a violation of the rules please feel free to remove it.

Part of our california broker rules is that we are not allowed to discuss pricing, but I can give my recommendation to have a very detailed mgmt agreement in place with your owners  who takes care of Insurance payments, claims, repairs, tenant issues, HOA violations,  When do you pay the owners> Do you keep a reserve from them to pay for repairs?

Just be firm with rules, posting notice when they're late, etc...

Some other good ones: Set for Life by @Scott Trench, 10X Rule by Grant Cardone, and Cashflow Quadrant.

Follow all the rules, Rent roll, leases and T12.