Maybe @Dawn Anastasi can tell us, she's a moderator...Anyhow, it's not a contest -- just a way to facilitate the conversation.

From what I understand this all has to be facilitated by a 3rd party, which comes with a cost as well.Also do I wait to sell until the spring or list it now?

A self-directed IRA just has a different processing model that facilitates those types of investments, but the underlying IRA is exactly the same as far as tax treatment, rollovers, beneficiaries, etc.

The apartment complex wants the pet gone, and have asked Bob to facilitate this.Joe had refused to leave the apartment and Bob doesn't seem all that keen on him leaving, either?

If you are a landlord, there are numerous services that will facilitate that for you for little to no cost.Pros - longer term renters, less payment processing costs, no late paymentsCons - none

@Trace Garretson while I don't operate in a state where it is illegal to practice dual agency, I have previously (and plan on doing so in the future) represented one party as a client and then facilitated a transaction for the other party. 

Personally, I prefer exclusive representation work because it facilitates an opportunity to develop trust and confidence between client and broker.

What everyone is forgetting to add is that if you are investing from a far .. one of the most important things you can do is to have a boots on the ground type of person that will look out for your best interests .. one that can build or one that has a team in place to facilitate your needs .. if its flipping houses or buying and holding them .. dont just trust a real estate agent or broker or wholesaler .. they only make money if you spend money .. the boot on the ground guy ( project manager / which is what i do ) only wants to do well for you and him .. that way your relationship will continue and grow ..

I know some great 1031 exchange facilitators for all those California investors with equity wanting to get away from the CA shenanigans!

I also have some background in corporate Training and Facilitating, as well as, Public Speaking.