@Lisa Eisenhauer thank you for your detailed response Lisa.my hesitancy with titan is that they are a nigerian bank. and my hesitancy with solera is that the are pretty new small bank. given how small banks that have failed in the past, i feel more comfortable with going with someone like chase. here is list from fdic of recent failures: https://www.fdic.gov/resources/resolutions/bank-failures/fai...however, since i ran into problems with chase based on what i described in this post:https://www.biggerpockets.com/forums/51/topics/1150830-bank-...i wanted to know  who i can go with. so i called solera, firstly the person who picked up transferred me to an IRA LLC bank specialist. when my call go transferred, the specialist was i guess working from home and had a crying baby i could hear. that was my first uncomfortable momemt. i don't accept that from a bank. maybe a small retail company or something.secondly, i asked her if you know how an ira llc bank account is set up and i want to make sure it's set up correctly so i have some questions i'd like to understand your process. she right away asked me who is my document provider. and i was like, what is a document provider. she asked who set up your llc and i told her i did that. she said well we usually work with document provider because it's not a typical llc and is set up differently.i assured that the my llc is not an issue, i do  have that set up properly. it is manager managed. i am the manager. my ira is the 100% owner/member of it. then she assumed that my ira is with solera. and i told no, i have it at another custodian, all i want to do at solera is to set up a bank account. and what i want to know is when you open an account at your end, in the bank account who do you put as the owner of llc. she told me well it's a business account that llc owns. and you will be the manager on the account.and i told her, yes, i already know that and that's how it is currently set up at chase. the issue i am asking about is who will be listed as the owner of the llc at your end on the bank acct.. it should be "xyz custodian fbo shaz...IRA" and it should NOT be me. she goes. llc will be the bank owner.i think i had to repeat 3 times that i am  not asking whether or not bank accout will be under llc. i am asking in filling out your paperwork for opening the bank account, does it anywhere ask who is the owner of the llc and if so, who will you put. she goes, oh we dont' mention that anywhere but if you did have your ira with us then we will have "solera bank ..custodian fbo shaz...IRA". 

Therefore, transferring our jointly owned investment property into my SMLLC would not trigger a due-on-sale clause?

When you transfer retirement funds into a self directed account you can certainly buy real estate with it. 

And like any big money making business maybe 1 out 25 or so does anything that could be deemed successful the others just sell their books and tapes on E bay for 50 bucks.

You cannot transfer the 1031 exchange benefits to another property, and gains are deferred, not eliminated.This post does not create a CPA-Client relationship.

Theoretically, at least.Since the U.S. courts routinely find these foreign asset protection trusts to be a sham, and transfers to these trusts fraudulent transfers, the assets in the trust themselves need to be beyond the reach of the U.S. courts system.

Do it yourself is almost never recommended, although I’ve done some simple deed transfers myself.  

The stock market is a mechanism of transferring wealth from the ignorant too the informed, and that is it.

I have a contact at a military contractor that has employees transfer in for a 3-5 year gig.

We use Qatar to book our Alaska Air flights by transferring points to British Airways, then to Qatar.