Long time ago, when horses were tied up at the saloon, I was in the insurance business, an agent for Metropolitan, then Prudential.

(so they can properly protect their position) this tactic can stall the sale for several months or longer.

I don't work for an IRA company or have any horse in this conversation, however I can't think of ANY reason why "John" should give so much money to the gov. when that same IRA can invest in any of the same assets from within the self directed IRA.And I was having "slow" computer problems while posting this and could not see the "2nd page" of responses...just saw after posting that others had recommended the same self directed IRA plan of attack to you!

Meanwhile I would be stalling and distracting her.The above is not to be considered legal advice but simply my understanding of the law and how I might handle a similar situation.

Yes as to what Dion mentioned and Jay, however, modify that contract and grant with a warranty deed not a quit claim, they are not technically filed simultaneously the warranty deed is filed, then upon its filing the note and deed of trust or mortgage is filed, putting the horse before the cart can leave you unsecured. 

this is were I see the biggest rookie errors.. do all the work find the deal and if you don't have money you try to then find the cheapest private money only to learn there is no such thing unless you already know these folks.first find an equity partner pay them what they are worth  IE 50% of the deal then do the deal 50% for you is better than nothing like whats happening to you now..then after a few years when you actually have some money you can do your own deals.I find it ironic all the people who put the Cart way before the HORSE..

The vanities were in bad shape, so we have already bought some upgraded vanities with real marble* tops and new faucets, but not sure if we should also do a major remodel to replace the dated 1980's floor and wall tile, "Roman" whirlpool tub ("bone" colored), "bone" colored toilet, and acrylic shower stall.

While I understand I know you are trying to be proactive, you might not want to put the cart before the horse (sorry for the cheesy cliche).  

@Carol Venolia  our rental properties are the least of our problems .the lake co fire is devastating, over 700 homes burned to the ground one person diedAnd folks have lost their pets, horses are running around not knowing where to go and to horse owners this is like losing children.My brother lives in the affected area he is also a heavy equipment operator on Sat he got called to the butte fire  he has worked virtually non stop on fires this summer.

i'd put the water tank in a "shower stall" type of enclosure where the tank sits in a waterproofed area and drains straight outside the house. kind of what Stephen said.