Yet, when calling me, a cash buyer and full time investor, the seller wants to get 100% of retail, does not want to pay a realtor commissions, wants a fast unconditional close, and does not want to give a discount to the buyer to account for market conditions, higher vacancy and poorer rent prospects.This attitude of supposedly motivated people to resist selling a property at a distressed pricing level is not unique, in fact I encounter it regularly (every call I have had in recent weeks).  

Based on what I perceive as being your experience level I would not have recommended you buy the property even if you could pull it off all on your own.

Or generally speaking, is it at the federal level (probably not), state level, or city/communal level?I

Since Amendment 64 on the state level is designed to protect patients and their right to consume marijuana on private property, and thusly, I can also permit others to do so (Recreational Marijuana is also legal, as I'm sure you're aware).

Some custodians allow an IRA to invest into an LLC which you manage, meaning that the accounts and cash flow are handled by you at the LLC level rather than the IRA account level. I

Focus on what your investing goals are and what your comfort level is with allowing others to manage your properties.  

Do  you know where I can get a PA Lease Option agreement and AOS?

Playing on a computer, set at a "pro" or "expert" level, I will win 70% of the matches.

If he chooses to buy, then an AOS will drawn and proceed as a normal sale.

That same house can produce 10 totally different answers based on who you ask and what their strategy and comfort level is.