It was actually under contract with a contingent offer for months, so I suspected something may be up because at the time the velocity of transactions was insanely high in my area and closing times were as low as a week.

There can be hundreds of things to consider, but the over all best approach in my opinion is to find a great (credible) turn key provider and see whatś the best they can offer (which still wont be near what you want). 

Applying through Zillow’s rent manager offers the benefit of a one-time $35 fee, allowing applicants to apply to various Zillow properties without additional charges.

I'd talk to him and tell him that as soon as a property comes up, you need to be able to put an offer in. 

Again, it's crucial to consult with a financial advisor or tax professional to understand the specific rules and implications of withdrawing funds from a Roth IRA, especially within the context of a SDIRA and any conversions involved.In summary, while the strategy of using a SDIRA to lend funds for real estate investments can offer potential tax advantages, it's essential to fully understand the tax implications, including the taxation of earnings and any restrictions on withdrawing funds, before proceeding.

He also offered to help with trash out and repairs if/when the eviction is finalized.

Covers advertising, pics, showings, application screening and lease signing.Increasing number of PMCs charging flat fee, but they then rarely advertise on MLS (have to offer agent a commission split to bring tenant)Maintenance Fee: 10-40% of labor & materials. 

Do I just call the REO department and make an offer?

There a few that offer pretty much everything from rent collection, to having pre-screened contractors and handymen available for fixes, etc, which can all be dispatched online.Does anyone have any experience with any of these sights or offer any insights or suggestions?

4th lowest property taxes, no state income tax, landlord friendly, close to Utah, tech and manufacturing job growth.