No economic theory, and no policy works perfectly in isolation.

I have landlord policies on all my buildings. 

@Aaron Dranoff Unless you're flush with cash (based on your profile pic you could be) I'd spend literally ZERO dollars doing the things you described.

As you have noticed, there are some differences in the policies and procedures between some of the self directed IRA custodians.

A demolition is a disposition for zero dollars of consideration, and I am comfortable with the position that if a dwelling unit is demolished or destroyed, and the subjacent land is sold thereafter within the time confines of Sec 121, the land qualifies for the Sec 121 exclusion as long as the prior dwelling unit would have met the ownership and use requirements under Sec 121 notwithstanding the demolition or destruction. 

Of course, 3.5% ROI factors in zero appreciation and over the next 5-7 years, I'm hoping for a yearly appreciation of 4% and I hope that's realistic.  

I've read mixed/conflicting advice on here about whether it's more beneficial to buy each one via LLC or would buying under my own name and supplementing that with a hefty umbrella insurance policy?

On August 13, 2021 (45 days after this law was enacted) a landlord may terminate or not renew a lease for those with outstanding rent who are ineligible for a COVID-19 emergency rental assistance program (such as RentHelpMN.org or the Zero Balance Project).On October 12, 2021 (105 days after this law was enacted): a landlord can end a lease for any legal reason, with the appropriate written notice if required in the lease, or the written notice required under MN Stat. 504B.135 (tenancy at will).

It's the Golden Goose that just keeps on giving as my first home in Oakland only me $32,500 back in 73 zero down GI bill.

@Trace H.I get a builders risk policy.