I keep all my real estate Investments in Kentucky. 7% or more is the norm for single family residential while in California you most likely land around 3%-3.5% cashflow, you're not even close to cover the interest rate.Definitely check out Midwest states, they offer low entry point and stable rental market.

Additionally, the house in Kennesaw is close to KSU and currently used as a student rental, but Cobb county shows 2 unrelated people who can live with each other. 

It is good that you have reported this to the state which will have implications on their license.In addition, I would consider sending them specific emails (for your records) and rekeying the properties and gaining access to them. 

Wells Fargo wants the 70K from his mortgage deferment during covid which is the reason he is in this mess.A bridge loan means you have a home currently listed for sale on MLS and while you wait for it to sell another bank offers you the cash based on your mortgage payoff and profit.

@Daniel KimBuy and hold in Columbus, OH - much higher rent to price ratio than LA I invest in Columbus RE, huge growth to come from recent additions to the tech sector (google, intel, amazon, honda, and many start ups).

Do I need to have the total amount in IRA to cover the house plus her asking equity to do the self-directed or is there a loan option offered by IRA that I can tap into?

Like most, I have the lists and means to reach the struggling person who I have identified desperately needs my help and without question I believe I offer a solution. 

What I’m hoping to do is use the rest of my remaining VA Loan entitlement (roughly 450k) to get pre approved and put an offer on a primary residence in Tampa/St.

I could get you offers on any properties you may have or looking to flip to a builder.

Scheherazarde,If you are correctly permitted, you will have to decide between offering by the room or whole house.