What I want to do (now that my Solo 401k is established) is set up the bank accounts, be sure to keep track of all transactions in/out, pick & choose my own approved investments, and invest.

Working with a good trustworthy turn key company, you only have to choose one good partner.

Potential result: The one dollar first months rent will probably attract a large pool of potential tenants to choose from.

Choosing what you do should include anything and everything, which the basics gives you the tools to do.

An option they get to choose whether to exercise or not.

Without being rude or difficult there is a reason why he is choosing the "newbie".

Do you find that people will choose a unit with a dishwasher over one with similar amenities, location, and price that doesn't?

One question, what's been holding you back on choosing the ONE strategy to employ in your home state?

I have a very good relationship with this bank and not sure if this is something they can control or they are choosing to deny me the option.

To his point, you can choose a different state with shorter times and a different legal process (judicial vs non).