As for property manager vs owner I get it can be awkward especially if they interact with you frequently however honesty is the best policy.  

You can do this by sending out mailers to a targeted audience or you can set up a robo-call system to generate leads. 

I do no not think this is an issue with most investors, we frequently purchase properties with tenant in them.  

If her habits aren't creating physical damage to the property I would very kindly ask her if she could remove her garbage more frequently, or suggest a cleaning service in your area if she has medical problems.

We own a few units in MA and NH and replace these pretty frequently.

The bottom line is that disqualified persons are not allowed to derive any immediate benefit from the account, meaning, for example, they cannot live in or use real estate owned by the IRA.Here are a few other IRA facts that frequently come into play and that should be considered when choosing assets while protecting the tax-advantaged status of an SDIRA:Physical precious metals in an IRA may not be held directly by the IRA holder.An IRA can loan money out with or without collateral attached to the note.An IRA can purchase an interest in a private company expressed as shares of stock or equity ownership.An IRA holder may not perform sweat equity on a real estate asset.An IRA holder may not receive compensation from an IRA-owned asset.An IRA can secure a loan to purchase a real estate asset but it must be “non-recourse” to the IRA holder or other disqualified person.Unrelated business income tax (UBIT) may apply to IRAs that own leveraged real estate or an ongoing, revenue-producing business.An IRA can pay vendors (from lawn care to legal work to insurance coverage) to service assets in the account.An IRA can purchase assets with partners (people, even family members; companies; other IRAs; etc.).

He said she really must have smoked a lot or had frequent guests who did because it is very strong. 

I am working on the Deal Analyzer pretty frequently and still feel like there is some information I need to learn.Does it matter if you base the ARV on the average price of houses in the area, or base it off of the average price per sqft of the houses in the area?

And there are good reasons to care especially if the utilities are included, besides that it is very hard on a unit and will likely shorten it's life for early replacement or it will need more frequent maintenance.

By having another person live on the property, you are limiting your target audience only to the investors which generally means you will get bit lower than market price, since investors always look for a deal vs. the traditional home buyer.