Notice that my decision changed as a new problem arose and a desire to sell arose as well.So train your senses to sniff out problems.Additionally, most passive investors will invests with real estate professionals because they have money and a desire to invests in real estate but:1. lack the time to look for deals themselves2. lack the knowledge to find good dealsSo when people invest with you and your deals you are giving them to invest in opportunities that they would not have had by themselves.You should be coming from a "giving" mindset instead of a taking mindset.In conclusion, by coming from a problem solver mindset is how you find deals and money.

@Keshav KolurThere are quite a few self-directed IRA providers to chose from as you have probably noticed.

I have noticed that in the Columbus area specifically that it is best to look for C+ or B neighborhoods for the apartments.

I have a clause in the lease that says tenant can give 60 days notice plus pay 3x rent to cancel lease.

Where I invest the property values decrease by around 8-10%.

If they refuse, give them notice.

Browsing Airbnb casually, I have noticed rates being much higher than before.

If I notice someone is moving out I pop in and say hello.

The one set of tenants did not even bat an eye (had not had a rent increase in 7+ years prior), and the other set appreciated it and moved out about 2 months after the rent increase (with proper notice). 

I did not plan on returning it for the reason of breaking the lease and not receiving a full 30 day notice to move out.