Because we came from a place of contribution and were concerned about the owner’s needs, and not just our own, we were able to acquire three properties before they hit the MLS.

I imagine a note fund or syndication would be extremely passive

@Garrett Diegel - That is an extremely broad question, and impossible to answer. 

Purchasing things like Google Adwords to help drive traffic to your website is extremely costly and doesn't pan out very often. 

My concern is funding the IRA with 100% 401k funds. 

Unfortunately, not as much as I would like but I always push to get almost too much done.Yea, I definitely agree with your hesitancy concerning the due on sale clause.

The price is extremely attractive at $55k for all and I am expecting to get somewhere in the $500-$600/mo range on them.

You stated to buy another primary would be a step down, seems that is a major concern for you and it should. 

I wanted to reply just to comment on your concern about getting tenants.

He said he wants to move out (6 months left on lease yet) So I told him I would serve him a 14 day notice to vacate, and if he was out by then, I wouldn't file an eviction and we could call it a wash.I'm not concerned about missing 1 months rent, especially since the kid looked like a deadbeat anyways.