Your post reads like a diatribe with a hint of arrogance. 

Right now there are a lot of sellers in denial about the reality of the market (Hint it's past its peak!). 

We had our general contractor walk it and give a rough estimate (hint: if you're new and don't have a report built with contractors, don't waste their time and ask them to walk properties for free). 

The key is to have a custodian that allows alternative assets (hint: that is not Vanguard, Fidelity or any other brokerages). 2) What you described is called a "60-days rollover", where you take the possession of the funds and then deposit them to another IRA.

Hint: Never by a house that has a name.

We subtract what we expect for profit, the scope of work cost from the contractor, closing costs on both the buy and sell transations including real estate commissions on the sale, and we build in a 5% (I would do 10% if you're just starting out) "contingency reserve" in case you run into unforseen costs (hint - you will).

The other party had their attorney quietly writing in subtly clauses that I would miss.

Just give him his share hinting your patience is limited.  

You don't want to come off as a fake or a parrot, but just subtly around the edges try to make the way you're speaking and acting a little closer to the way they are.

Any hints or tips are greatly appreciated