I find tenants that have any sense at all are impressed by the condition and cleanliness of the units, and my professional conduct.

The IRS has commented on the use or ROBS 401k for business financing and concluded that it is a legitimate use of retirement funds provided the rules are followed; therefore, it is important to work with at team of professionals that understand the rules at the time of plan set up as well as the ongoing annual compliance filings. 

Professional certifications, Experience, connections, whatever.

Jason, your logic seems to be right on but investing that far from home seems a bit risky.If I were you I'd put a little bit more down and invest locally or with a professional company that handles all of that.The company I work with has a lot of people come through as first time investors and we have remodeled properties with tenants already in them paying rent.

Some people are very easily fooled by a few fake testimonials, a fancy website or a professional looking business card.

@Brandon, Nelson, I appreciate as a professional you make the effort to price properties based on the current market.

8) No tenant can be an elected official or member of a professional sports team ( a contigency to my insurance- seems strange to me!)

I hire a professional stager and photographer for every property I'm trying to sell.

I have 26 occupied units plus 5 in the renovation pipeline, they are all 100 yr old buildings in decent areas with mainly young professional tenants.

The properties must be professional managed as in any event the rules are violated the tax credits become worthless, so it's a very tough business to break into.