The mentioned potential fines and told us even if we did demo/replace ourselves then we'd still need a lead test at the end of the reno to get a lead cert and if we missed even one spot they'd need to abate and clean the whole house, leading us back to square one. 

@Chatree C.You will need to find a Solo 401(k) plan document provider and then you can have the funds reside at the custodian that you mentioned or at a local bank if you prefer.The Solo 401(k) provider will also assist with the ongoing compliance requirements such as filing form 5500-ez when needed, processing plan updates and  also answering technical questions regarding the rules and regulations.Regarding UDFI, this tax generally does not apply to the Solo 401(k) plans.

So I mentioned the 50k comment moreso so you understand where we are at currently.

They are very flexible and thus ideally suited to the types of strategies I mentioned above.

In the home inspection report there is no mention of this valve ever being looked at.

If nothing more than you putting yourself out there as available to participate in the areas I mentioned above. 

...where do you go to find these nebulous "market conditions" articles always mention but never go into how to analyze them?  

@Jerry Miller when you mentioned patch work plus a coat of paint for $1,550 it didn't phase me.

See you at closing and thanks for your mention!   

That is not an alignment of goals.The $100 minimum means their base fee on your $1,200 is actually 8.33%.If your scheduled gross rent is $14,400 ($600/month x 2 x 12)Minimum PM fee -$1200 ($100 x 12)Re-lease inherited tenant -$395One-month vacancy -$100 PM fee (and -$600 from your gross revenue)Fee to lease new tenant -$395 (you didn't mention this, but I imagine they would charge at least as much as the re-lease)So right there you've got $2090 in PM fees on $13,800 gross = 15%Now over time those lease-up and vacancy management fees will even out as tenants stay longer than 1 year, but if you just wrote in 8% for management, you should almost 2x that to get to reality, at least in year 1.