She was a very heavy smoker and I wanted the building smoke-free, so I got her to move anyway. 

I got my brokers license in MS back in the day.. and like I said when my vendor got a cease and desist.. and fined pretty heavy.. those guys don't play around there in Jackson

If the project is a particularly heavy value-add, in other words requires a lot of renovation and even a resident profile change, you could see zero CoC return for the first year, maybe even a bit longer.Factoring in proceeds from sale, you should see IRRs in the mid-teens.  13% to 17% depending on the length of the hold and the risk profile of the investment. 

Yes, there's other vehicles.

They would typically have two vehicles, and occasionally three if one of their children is driving. if that seemed home were rented to six unrelated people, there may be six vehicles parked in front of the home.

I used an old magnet from a sign that you would put on a vehicle. 

I do think the disclosure requirements of being an agent is a little heavy too.

Since this is a buy and hold property this is not a problem for me and waiting is the cheapest option.I wish I've done this earlier because this lien was a heavy weight on my mind for 2 months.

Most self directed IRA accounts are pretty fee heavy and aren't really necessary for investing in publicly traded securities. 

Paid off one of our two vehicles and should have the other paid off in less than 4 months.