Hey David, the best metrics depend on your investment goals, risk tolerance, and market conditions.

I provided a free rent back for 2 weeks so the seller could get her funds and relocate.

Renting out your current home could provide steady income, helping offset the new property's costs. 

Since you have a noise monitor you may be able to use a decibel reading which is the objective measure to determine a legitimate complaint provided you can get it to accurately record the louder noises.

Milwaukee hard money lender, Mach1 Lending is providing free pizza :)Hope to connect!

I don't want to waste anyone's time providing quote after quote for me for the properties I am merely in the analysis stage with.

If you like the idea of a self-directed HSA like @Kaaren Hall mentioned check out providers like Accuplan and IRA Financial Trust. 

It's always worth comparing rates and terms, as some lenders might be more aggressive with loan-to-value ratios, depending on the location and property condition.

We then will either sell or keep it as a STR depending on what makes more sense for us. 

On the llc side I will rent the property that I purchased from myself, and provide myself some protection of my primary residence.