You seem to be making an argument for collecting rent a full month early, so that a non-payer can be evicted during the month for which they have not paid. 

There are a number of factors you can use to justify a mid-level or higher fee, such as whether there are shared hallways that will require upkeep and cleaning, is there any outdoor space, landscaping, snow and ice removal, if there is a parking lot to maintain, how many tenants (this is obviously the biggest one), and whether you will be charges gross rent or collecting and reconciling CAM each year. 

The same enrolled agent also suggests that opening a 'property management' business should allow the deduction of the overhead 'cleanly', but frankly creating a Sch C business with only overhead expenses to support Sch E activities seems to be 1) a HUGE RED FLAG as there is NO INCOME to the business created, and only expenses incurred over SCH E activities only.

the units are currently occupied so I anticipate little to no repairs beyond cleaning the carpet and pressure washing the outside. 

Imagine with these NON PRIME LOANS you can get a loan with as low as 500 FICO SCORE. 

Unless you are just looking to buy a solid performing note and collect on cashflow, you may want to consider doing a JV with an experienced non performing note investor to educate yourself along the way. 

If using a lender this is a non issue.

Then opendoor would clean the home, maybe paint it, maybe put new carpet if you are lucky then resell your home for $400k in a week or two.

Have you spoken with a lawyer on the process of creating the GK and how to wrap investment property with a Non-PR? 

IRS does not allow any transaction between IRA and disqualified person, all transactions must be “arms length”.If you decide to use leverage in your IRA the loan must be non-recourse, you are not allowed to use conventional financing because it requires personal guarantee.