I'm an agent here as well - Responsive Finding good deals or helping them with number (comps)Not letting them buy a bad deal especially if they are newEducating them about how to structure your offer to make it most competitive/most investor friendly (rolling concessions into the loan to improve CoC Returns)

And what is the risk that I cannot fill with another tenant with the similar lease NNN structure?

If you don't have something structured where you can keep everyone is a seat for 30 to 45 minutes then you may as well just smoke some joints, drink beer and whiskey and have a wild party nobody will forget.One meeting could be for flipping, single family investing, multi-family investing, the best ways to find properties, how to do rehabbing, how to deal with contractors, how to do the math for single family and multi-family investing before and after the purchase, financing, dealing with commercial investments, how to do accounting and reduce taxes, how to streamline your entire operation, what software to use and how to use it and a lot more.Most meetings have only coffee, water and cookies for people to munch on and not much more.

So you should tell them what it was like at the time of sale--for structural things, not trash/hoarding/landscape type stuff. 

Why are you looking for private $ in this structure?

by virtue of inventory properties in the range you are looking make up about 2% of all MF structures built...you're looking for a needle in a haystack...You can buy an 8-unit in my city for $1.6m and a 16-unit for $600,000...what are some of the other criteria you are focused on...unit count really isn't that important

We did same thing at my primary home but rebuilt most of the roof structure on a two car garage.

Directed IRA setup and fee structure is a bit different than most SDIRA custodians in that they charge a fee, based on owning and "IRA/LLC" which is entirely self directed through a bank account that is owned by the IRA, for which the IRA beneficiary is typically the manager. 

If you are hiring bottom of the barrel people, maybe they will work for that structure, but the sophisticated and quality property managers will not.

On top of this, I always structure contracts on larger jobs to protect me.