I also am looking into that now to move 401 k to self directed for more tax deed investing.

My clients don't want uncertainty they want good clean deals with fresh title insurance etc.. so just like those that buy turn key homes .. if they went out and sourced the house themselves took care of the rehab themselves self managed it their return would be higher.. same thing goes with those that want to source notes and or NPN on their own..

People are so helpful on this application.

The email I got yesterday contains 60-300 units, one was offered at 98m.I'm looking for larger also, between 50-100 class c/b Ohio and southeast states minus FL.

A lot of forum members are very knowledgeable in their respective fields related to real estate investing, whether that is real estate sales, wholesaling, flipping, rentals, lending, self-directed IRA and Solo 401k investing, or tax and legal guidance.The site has quite a few tools that can be helpful for new members.

I use Cozy.co to manage my properties, including collecting rent and processing applications with background and rent check. 

Past practice, the rental applications, conversations with your cpa, etc etc.  

Are application fees for HML's the norm?

Repairs/CapEx/Vacancy projections might be a little low.You should budget for property management, even if you're planning to self-manage.

A good word of mouth recommendation generally contains this "You gotta rent from that Paul drug screening guy, his places are fully furnished, stocked and it's cheaper than any motel.