@Stephen Scire a couple of thoughts.First, I'm not inherently opposed to making money in a ho-hum nothing-spectacular town.

3) If I should still run the income and expenses through an LLC, should I just create the OK LLC and be an out-of-state member as opposed to being a CA LLC operating in OK?

But I will add him to my buyers list, as he seems to like to overpay for stuff lol I will add though, that at first he wasn't interested in a cash offer, but as we talked and my brain kicked into gear, he wasn't opposed to a cash offer at the end of the convo.

As opposed to entering them manually.The best part: you can create "rules" which will automate the sorting for you.

Last year my grandmother sold her condo because she was no longer able to live alone; she is currently living at her sister's house until we can find a more permanent solution (was originally hoping for a nursing home, but she is opposed to that idea). 

Simply, I'm concerned with market IRA funds and would Redirect about 60% of my retirement funds to pursue a multi-family buy and hold opportunity and need a 1-2-3 step map as opposed to the "Guru's" misleading information. 

Is it because they are able to get you multiple of quotes opposed to one?

@James Smith If the purchase is in California the contingencies are all considered active as opposed to passive.

There is some risk of working with such 3rd party administrators as opposed to a true IRA custodian. 

You are locking into fix payment for 30 years (as opposed to 15).