The pieces that you are missing are fairly easy to learn, especially if you have any knowledge of construction finance/draw process and reading/executing contracts. 

Absolutely do not execute a release prior to payment.  

It's a hot market and looking for tips on how to execute this sale without using an agent.  

It should be as simple as preparing, executing, and recording an Assignment of Mortgage from the current LLC to the new LLC.

The MIL could execute a note and a mortgage.

Also, I fully understand that you can't possibly explain in one post how it all works, nor should you even if you could, but more interested in the path to develop the vision to be able to spot and execute on such things ...

I found a lot with a SFH home on it, but its been zoned for a Multi-Family.How could I execute a purchase, tear-down, build.I want to purchase the house for say $150K cashtear-down the propertybuild a new duplex(MF)refi into a VA Loan.FYI my goal is to use my VA Loan at whatever stage of the process to best minimize my cash outlays.The tear down in Question is in Troy, MI in the Athens High School boundaries

@Mark SpritzWith an IRA LLC, if you are transacting at the LLC level and are the LLC manager, you can execute the transaction.

Copy of executed contract of sale 2.

Almost all lists work, but it is about the implementation of the mailer , investor awareness and ability for them to execute that makes the difference .