In regard to your second question, SDIRA's are a great way to invest in real estate, and receive tax free or tax deferred income for life.  

Those capital improvements both paid for and completed by the end of the 180 day exchange period would qualify as part of your tax-deferred exchange transaction.

Last thing, if you go MLS and get a loan, somewhere in your agreement with your contractor, make sure you rehab price includes a post 3rd part inspection from an Home Inspector and within that agreement, he would fix anything that is deferred maintenance. 

. $35k per unit at $550 per month is reasonable, but it would have to be turn key with zero deferred maintenance. 

If I need to defer my commission, I am fine with that, but am I still able to represent myself?  

Wealth is merely deferred consumption.  

The house looks like it is in fairly good shape, but make sure that you walk the property and check for any deferred CapEx.

You'll want to defer to an attorney in your own area, however, I can tell you how it frequently works - the listing contract you have is likely an 'exclusive right to sell' listing agreement, meaning that a particular brokerage, and no other, has the right to sell your property during the term of the listing agreement, in exchange for which they will earn a commission. 

Most landlords prefer to leave good tenants in place as long as possible...to defer everything involved in a turnover.

This would allow you to defer the payment of your tax consequences through the 1031 Exchange.