In case you are eligible for the Solo 401k, here are some of the benefits it would offer compared to a self-directed IRA:Solo 401k contributions limits are roughly ten times higher than IRA limitsThere is no custodial requirement for the 401kYou don't need the additional expense and administration of an LLC to have checkbook controlThere is a built in-Roth component whereas IRAs are either traditional or Roth, not bothA spouse can also participate in the same Solo 401k planThe Solo 401k has additional tax benefits over an IRA when investing into real estate using leverageThe penalties for prohibited transactions are less severe, though it's best not to utilize this benefit :)

Do not question an item. 

It is necessary to first time each year to establish base numbers for $ft of each item and labor costs.

Have one unit as a long term traditional rental and then another unit as a rent by the room or furnished rental of some kind. 

The process is the same but you do not to take note of 1 item.

One wrong item comes up, wether it's a structural or foundational issue and your deal could be shot. 

Southwest has traditionally been 2-3 years behind the values you typically see in West Philly from an ARV standpoint, but with this development coming it'll be quite interesting to see the acceleration in appreciation from this.

The seller hasn't moved her items out and won't let me advertise it yet so I'm on hold with it. 

In order to make this deal work need to use my own retirement funds and I am not traditional retirement age.

And even if she can't meet them, someone (the seller or the agent or you) should be able to prepare a folder left in an obvious area that says FOR THE APPRAISER, with items like cover pages of other offers, area comps to use, etc.