If the place is empty and you are willing to gamble, offer to send them the keys back with a deed in lieu of foreclosure.

You need to establish a record of what's going on.

btw, my long term goals is just become established in my area in rehabbing and rental properties.I can't stand being stuck in doors and I love being hands on, so getting into the REI and rehabbing projects will allow me to have that and earn a living while doing so.

A well established, full time investor should absolutely stick to their methods. 

Flying in and out of a REIA every 4-6 months  won't establish connections.

In addition, I am also considering death or disability insurance established for our business.

This will give your LLC time to establish so when you need to borrow money and possibly get a company vehicle or credit cards, your LLC has 2 years of history.I hope this better clarifies.

Here's an article that lists some of the more common sources for establishing the rent amount: How to Determine Fair Market Rent.

What you will need is a Self-directed IRA, after you set on up you will be able to request a direct rollover from your 401k into your newly established SD IRA.

It is a rapidly shrinking market, about 10-20% the volume it used to be, with established, experienced regional and national players already in place.