For every investor, there is another way to go about conducting business.

Maybe even one of those conduction hot plates (they don't actually get hot).

Can I just advertise and conduct the auction myself?

I used to coach for Robert Kiyosaki, have conducted all kinds of bus tours for the various personalities from HGTV and owned a real estate brokerage and yet I have family members and friends who go and try it on their own and then call me after they get in a bind. 

This actually helps the buyer as it increases both the amount I can pay and ability for me to purchase the home.3) You, as the seller have the opportunity to consult with a real estate attorney and or an agent, at your expense, at any time.4) I conduct all transactions through a Title Company...5) I like to share testimonials.If you find the seller to be incapable, I recommend contacting Adult Protective Services.  

When I started I did a lot of small deals and conducted my own title searches. 

Similar to conducting business with friends.

If they do, my guess is the judge will not be impressed with how this man conducted himself and you can expect fast judgement in your favor.Most states prohibit recording conversations without both parties consenting.

As far investors friendly, I have an excellent understanding on flips, buy and holds, apartment building investing, and using IRA to conduct real estate transactions.

Based upon the advice and epiphany provided from you and @Frank Wong, I’m currently changing my mindset and process to conduct all business transactions in good faith.Thank you for your input, Brandon.