@Chris Butler your turnover will naturally be higher in 1/1s because tenants can grow out of the units and are generally less settled down.

When we posted the property to FB I got so many phone calls and messages that it was literally breath taking especially considering I inflated the rent price.

Note that self-direct IRA custodians, don't provide a whole lot of hand-holding after the setup (by nature), so make sure you feel good with the customer service for setup and understand the fee structure. 

Tenant turn over naturally occurs every 2-3 years.

Use MLS to just run numbers on random props - not looking for a deal just getting to a point where the math is second nature. 

You can mitigate it with research and due diligence etc, but there will always be risk - your property may not rent right away, there could be a natural disaster, you may get unlucky with timing or tenants.

@Evan EldridgeIt is natural sometimes to go through deeper analysis; as we are afraid to take the first step; for fear of losing money.Welcome to real estate world of investing.There are many strategies in real estate and you can explore what works based for your needs (wholesalign, rental or flips) and time and effort availability.There could be hard money or private lenders who can help you fund; say 80% of the project and you cover the 20%. 

Most likely the state where the property is located is where lawsuits would be brought if they are something for personal injury like a trip and fall or something of that nature because the “cause of action” arose in that state.

I am utilizing Tenant Cloud and they seem to have an integration with Legal Nature.

Always wanting something new, this is human nature, and if they are willing to foot the bill plus some why not do it.