Just what I gather, bottom line it's about money. 

@Amy Breenfirst, money, and patience. 

Since I will now be a local landlord of 4 doors I wanted to take over management myself - self manage to save money and have more control.I will use Zillow and FB marketplace to advertise vacancies.

It's used to save money for sure, but it is a good item, even plywood will delaminate & mold from an ongoing leak.

The deals always come in right on the money with no variation so I know they’re not doing the job.

An example of this would be mixing your personal money and LLC money in the same bank account.3.

When you lend money, you get interest.

No point in hypothesizing if they can even purchase. 2) Offer them money to move out.

Maybe educate on notes or RE, but start investing with your own money.  

My goal has been to borrow money for the rehab, rent it out to generate income for the Trust's beneficiaries, and then do a cash-out refi to recoup my down payment and any other out-of-pocket expenses.I believe there are limitations in an Irrevocable Trust, which would prevent me from simply deeding the property to myself or possibly even to an LLC if I create one, even if the end result is in pursuit of my fiduciary duties to the beneficiaries, as Trustee (i.e. making the home inhabitable and generating rental income for the beneficiaries).