Check back, sympathize and chalk it up to a misunderstanding and her discomfort with the situation...it is her home and her valuables and three people she doesnt know well or at all.

I’m interested in doing this as an investment, however, it seems I may be misunderstanding how the process works.

Sorry there was a misunderstanding.

My experience is not enough charge them.I can instantly tell the difference between two vendors between one will do everything for free and one values their time.The one that does everything for free will be lower priced, lower quality, hard to communicate with, frustrating to work with, price oriented instead of quality oriented, typically late all the time, cutting corners, easy to have misunderstandings with, be unsophisticated in his business practices, typically will always lead to deep, ugly problems of some sort due to personality issues, will be reactive during the project, voice mail that is full or phone dead, will require a tremendous amount of babysitting and aggravation from start to finish.The one that values their time will be higher priced, easy to communicate with, quality oriented, on time, will require no baby sitting, will be proactive during the project, typically will be a very easy and painless working relationship.There is more money to be made in the long run when you focus your time on what's important to move your business ahead, freeing up your time and aggrivation allows you to increase your income faster than babysitting everything and pulling your hair out and everything taking 3 times as long.

(sorry for the misunderstanding).The seller has a house that he has not listed for sale yet.

Or am I just misunderstanding what you meant there?

@Rodney MarcantelIt would seem you have a mis-understanding of how a self directed IRA functions.  

To the next part of your message.There is a misunderstanding due to people watching the late night info-mercials and guru speeches. 

@Michael PaulI am going to guess, and hope, that you are misunderstanding something. 

@Derrick StropeI think you may be misunderstanding the 50% guideline.