I’d like to avoid hiring a property manager as I can do home maintenance myself.

You don't need to hire a formal property inspector to find out an issue that makes it no longer an appealing purchase.

In either case, you can't work on the property as it must be a passive investment (e.g. you must hire someone to fix the toilet and can't pay the expense with non-retirement funds).7.

Disclosure, I'll be hiring an attorney but wanted to at least see if this is even worth the time.

Should I hire someone to do it?

As a first timer, I have tons of questions on what to expect price wise, and how to do it especially since the property has central air so I have to separate the system into different zones for each apartment to have their own control and for billing purposes.

I calculated that the ARV is $450,000 and that the repairs would be $100,000-ish - it doesn't have city water, air conditioning, or working appliances.

Stains/scratches on the flooring with a rule next to them so the size is known, pictures of the place being dirty with a statement from the cleaners you hired, etc.  

In either case, you can't work on the property as it must be a passive investment (e.g. you must hire someone to fix the toilet and can't pay the expense with non-retirement funds).7.

Demo expense can be $12k to $60k.Then hire an architect and get permits.