Title companies are in the business of issuing insurance, providing settlement services & acting as an escrowee in certain circumstances. 

What is the circumstance in which you cannot contact one?

Most conservative folks would say more than a year but there can always be circumstances where less may be acceptable or more required.You're absolutely right about the enormous tax bill generated by ordinary income coupled with self-employment tax, and HCA surcharge.  

I just did an MLO with similar circumstances, seller didn't want to trigger taxes and she had an amazing fixed rate mortgage for 12 more years that I wanted to leverage. 

You must be highly self motivated for positions like these, not just in training but on the job, fatigue is not an option and your attention detailed to 110% as you perform.They also require a great deal of focus, you can't be distracted and you are disciplined to remain calm under extraordinary circumstances or in an emergency. 

There are billions of people in unfortunate situations in other countries that would literally risk their lives for a chance to have the same set of circumstances our whiny citizens have and were granted by birth.  

I don't mean to be rude but I don't see what you/your company could do that I couldn't do... unless for some reason I was legally bound to use such a company, which I believe (at least in THIS circumstance) I am not.You may have your opinions, as I have mine, but I am trying to determine whether or not the situation as outlined above is in compliance with Colorado law... again I realize that once I ASK for a test and the test is hot, that everything is THEN regulated by the state.

@Risa HindI think you will find it challenging to craft a self-directed IRA investment strategy that will be both cost-effective and productive.Your two IRAs are separate, though they can in some circumstances be pooled into an investment together.An IRA may leverage, but most of the banks that do non-recourse loans want 34-40% down, 10-15% in reserves and want to lend at least $50K for it to be worth their while.  

Occupancy, Preservation, Maintenance and Protection of the Property:Borrower shall occupy, establish, and use the Property as Borrower's principal residence within sixty days after the execution of this Security Instrument (or within sixty days of a later sale or transfer of the Property) and shall continue to occupy the Property as Borrower's principal residence for at least one year after the date of occupancy, unless Lender determines that requirement will cause undue hardship for Borrower, or unless extenuating circumstances exist which are beyond Borrower's control.

@Tyler Bundy After doing quite a bit of research I definitely have to agree with you Tyler, House hacking a 2-4 unit multifamily sounds like a great start for me and my circumstances.