The long term, recession resistant nature of the asset class lends itself to be a good fit for SDIRA money. 

Could you share what your $15k will be going to (i.e floors, kitchen, termites, paint, etc) and the breakdown of costs for each?

However the problem with this map provided by your seller is that it paints the location of this property as something other than the hardcore ghetto.

Also buy a moisture meter to carry around when inspecting. 

However, my point from the beginning was that I can paint with that same wide brush and say most (not all) realtors are just as worthless.

We spent $125K on the purchase, $75K to complete units, paint the house, build a front porch (not pictured), and another $16K on demolition of the rear (asbestos contamination sucks).

In addition to raising rents to market value and getting long term leases signed, we've put about $5k into the property (floors, paints, etc).

Obviously, with this long of a tenancy, you wouldn't be able to charge them with paint, flooring, etc as all of that would be wear/tear.With a month to month you can have them vacate with a 30 day notice (in most places, not all) so if you want them out, there's that option.

I don’t know anyone that has painted the exterior of a house or replaced a roof.

They're water resistant, can be installed on top of tile and you can find some cheap options for under $1.40 sqft.