Is this accurate?

Which company was the provider, how long have you had the property, and how has it performed? 

But you can invest in a 506(b) along with other IRA investors that may lack the knowledge to perform adequate due diligence.To me, this is starting to look like black market investing for your retirement. 

If you don't have access to a broker just yet then Reonomy is the next best thing. it does cost around $500/mo least i checked and you can only download 500 leads per month but the data is rich and accurate and you can get super granular on what asset type you're looking for.

Second, handling general contractors and holding them to cost, schedule, and performance.

Make sure you are accurate with your determinations after all you are the one providing the numbers.You are doing all things correctly from what it sounds like. 

I think that some years ago you had to pay 25% tax on your unrecaptured Section 1250 gain no matter what, so people have it fixed in their heads that you're going to pay it, and there's lots of misleading websites out there still saying that you're going to get taxed 25% depreciation recapture, but I think the IRS changed it somewhere along the line and that is no longer completely accurate, as discussed here:https://www.taxcpe.com/blogs/news/recaptured-and-unrecaptured-real-estate-rental-section-1250-gain and here: https://forum.thetaxbook.com/forum/discussion-forums/main-forum-tax-discussion/28485-is-the-schedule-d-tax-computation-worksheet-flawed

What Josh says is very accurate I read you used a DPA program some have limitations on how long you must stay in the property.

Have you run the numbers in the calculators here with accurate ARV and renovation costs?

Most states require a Real Estate license to perform those services while collecting fees or commissions, make sure to check the states statutes where this property is located.