Offer to pay the electric bill for a couple months if you are feeling generous.As you are probably aware, AC on and off for 5 weeks is pretty extreme and I think you should definitely spend some time in the next couple months to beef up your vendor/tradesmen database.

A full-time Realtor generally has more of a track record, buyer database, etc.... 

Compared to an IRA, Solo 401k contributions limits are roughly ten times higher.There is no custodial requirement for the 401k.You don't need the additional expense and administration of an LLC to have checkbook control.You can borrow up to $50k from the plan; IRAs do not allow for participant loansThere is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.The penalties for prohibited transactions are less severe, though it's best not to utilize this benefit :)

thanks dave i will look into the hard money lender's it's just the internet (search data base) is so over-saturated and it becomes overwhelming a bit at times

Your receiving IRA custodian can assist with this process.A "self-directed" IRA is exactly like any other IRA when it comes to account administration, timelines, beneficiaries, reporting, etc. 

And you cannot rely on what they tell you at the counter.. they just say whats possible.you have to determine if this is a administrative action.. or does it go to the planning commission ( ie get political)

I would prefer to protect my tenants and their personal data, then have to face a lawsuit, because someone hacked the online data base. 

No database / Sphere of Influence = minimal clients!

@Charles BrownDid you ask your custodian/administrator what they want to see?

(b) The information referenced in paragraph (a) must not be entered into any shared database or provided to any person or entity but may be used when required as evidence in an eviction proceeding, action for unpaid rent or damages arising out of the tenancy, claims under section 504B.178, with the consent of the tenant, or as otherwise required by law.Subd. 3.Liability for rent; termination of tenancy.