Any transactions you will do as a realtor you will be doing them on BEHALF of your broker not you as the realtor. 

You are most likely going to spend more on transactional costs than the savings + are at risk of due on sale clause being triggered (ultimately will be up to the lenders discretion). 

Essentially it's totally dependent on the terms/risks that the buyer and seller are comfortable with and everyone understands the transaction. 

However, capital gains tax (if not exempt) and transaction costs could eat into profits.Cash-Out Refinance- If rental income covers both mortgages, this could scale your portfolio faster—but be cautious of higher mortgage payments and interest rates.If you have any other question, send me a DM or email!

This structure combines efficiency with enhanced privacy and protection for your real estate investments.Ultimately, there are plenty of ways to structure your investment real estate strategy, and the best approach often depends on your specific goals, the nature of the transaction, and your preferences for simplicity versus control

I personally like his #3 approach of treating this as two separate transactions because you are maintaining control. 

I actually think it is a benefit to both parties to have professional representation to assist the seller and buyer with these types of transactions.

I think what you’re referring to is a checkbook IRA so you can bypass the custodian when performing transactions/investing and all assets/accounts will be held in the name of a special purpose LLC or Trust which is the instrument that gives you checkbook control.  

The ability to clearly show that transactions are conducted in a way that proves the separation of business entities is key. 

Everyone else is transaction based and walks away with the commission when the deals closed.