Please see more below:Solo 401k vs Self-directed IRA:A Solo 401k has several advantages as compared to a Self-Directed IRA including the following which specifically apply to your situation:Unlike a Self-directed IRA, you can have the account for the Solo 401k at a bank or brokerage that does not charge maintenance fees and where you will have checkbook control.Unlike a Self-directed IRA, if you use leverage (which must be non-recourse financing in either case) to acquire real estate with your Solo 401k the income will not be subject to Unrelated Debt Finance Income taxGeneral Considerations Re Investing Retirement Funds in Real Estate:1.

@Chris Bluem just like the appraisal you got when you purchased the home, Fannie/Freddie will go off of sales comparable properties. 

Brock Hoffman  Did you get a detailed scope of work from each one so that she can compare the quotes to make sure everything is the same?

Between February 2018 and February 2019, Atlanta had the largest employment gain, up nearly 18,000 or 3.5% compared to 2.6 percent nationwide, according to the US Bureau of Labor Statistics. 

This example is kind of ridiculous, but you see why CoC percentage isn't detailed enough to make a thorough analysis.I suggest running a full NOI & Cap Rate calculation for starters and comparing it to other deals in your area.Also, how sure are you the Sellers will accept a price 10-15% below asking?  

How do I run numbers to ensure this is worthwhile compared to doing something else?

One way to source property managers is to look for comparable properties on apartments.com and from there you can see who the property manager is.

There is nothing that can accurately compare to physically putting your feet on the ground.

Just for the record I have my mortgage through my personal bank which is PNC Bank"My trick is to compare rates on the exact same day between lenders.

You need to compare scenarios with numbers.