This is what happened when I saw her in person. 

If you are self managing you might take a rapport approach with the most responsible resident or one you have best relationship with.  

Im happy to share any info I have based on my personal expierences along with my referl network.

You just don't go 15 years without major expenses.Will you go to Memphis in person to take a look at this property or others? 

I would like to find a lender who can approve me based on the property and what it will bring in monthly as a rental rather than on my personal finance and credit. 

According to the person doing the survey, one of my neighbors was about 3 feet inside of our property.

They are not typically designed to create a profit for the person running it, although frequently that person does well on the deals that come through the REIA's membership.

All transactions involving your IRA must be "arm's length," meaning that you or any other "disqualified person" can't be involved directly or indirectly, and that is not the case as you described above. 

A 1031 exchange is only an option if the properties you're selling and the property you're buying are for business use (generally, that means they have to be rental properties, used for your business, or held strictly for appreciation and not used for personal use). 

If you’re looking for a true PML, you may want to work those relationships first so that you can move quickly once the right property comes along.