Matt,self-directed IRA is a niche and instead of focusing on location you should focus on the quality of service and the experience a particular company can provide you.

I own a successful service business that I run with my wife and we live a pretty frugal lifestyle. 

Certainly with an older building that has been mom and pop managed for 30 years, there are plenty of opportunities for improvements that don't necessarily equate to added value (hot water heaters, French drains, new electrical service, etc). 

Talk to your servicer as well as they may also provide it

Once your Loan Package is Accepted & Approved by Texas Veterans Land Board, the Closing of the Loan & Servicing of the Loan is handled by the originating Lender.  

@Stephanie Potter To my knowledge, it is not they're bulk of transactions, but they do still service them.

Legal fees for entity setup prior to actually being in business are amortized as Business Start Up expenses.Rehab expenses prior to the asset being in service are also added to depreciable basis.

We're in Ontario specifically and are finding a million services at varying costs. 

I use a flat fee service and pay $200 to list it.

Thanks Anna,Your response is helpful, I think you're right in that they're just clicking on the web and not really interested.I like your idea of Google voice just for the listings.