Despite entering into a contract to buy properties, he made up a series of ridiculous excuses, changed his financing source at the last minute without disclosure, refused to communicate at all simply ghosting the transaction. 

Despite entering into a contract to buy properties, he made up a series of ridiculous excuses, changed his financing source at the last minute without disclosure, refused to communicate at all simply ghosting the transaction.

One of the addendum is an AS-IS disclosure. 

A self-directed IRA is not a means for you to get your hands on the IRA money for your own purposes - though I have been to some guru seminars that want to make it sound that way (while hiding behind "I'm not a tax attorney" disclosures).What a self-directed IRA can do is allow you to take self-directed retirement savings and invest in alternative assets, potentially in a situation where you have much more control and knowledge than with just sending money off to Wall St. 

With it being a non-disclosure state, how do you get accurate comps for buy and holds?

A "HUD" or a "Closing Disclosure" or a "Settlement Statement". 

The seller has the risk of the buyer not making the mtg payments and there is very little the seller can do about it.Proper state required disclosures need to be executed by the seller, otherwise the buyer has some legal/criminal liabilities.Once a sub2 is done, a short sale is no longer possible.

They are on their third lease term.Unfortunately, I used an old lease template I received from my in-laws which does not have a lead disclosure.

Ie the purchase price is below the tax value Kris-  As Texas is a non-disclosure state, they do not have access to the sales price.

TX = non-disclosure state i.e. assessor makes a "independent" assumption of the fair value of the property and assess taxes on it (in theory).