I know I have many questions, and the Portland area is having a Bigger Pockets meet up, so I can pick their brains, but I would appreciated further advice on how to proceed.What I meant was that if the owner wants to be done with the property, but doesn't want to participate in a short sale that getting the deed is simple and easy for him.

I don't participate in auctions unless I'm divesting assets as a seller or attending a trustee sale (foreclosure auction) in CA in order to protect a price or perfect title.I suggest you deal with the "Why Joseph doesn't attract the right kind of opportunities" part and forget about a deal that's becoming a distraction for you.

That check doesn't delineate how much and of which participant contributed.

If you intend on using your self directed IRA for investing, the IRS prohibits it from conducting any business with disqualified person or entity (entity owned by you is considered 'disqualified').This could be possible if you use self directed Solo 401k Participant Loan feature - take personal loan against Solo 401k and then you can use it as you wish (you can invest into a transaction that otherwise would be prohibited).Feel free to PM me if you wish to discuss this further.

There may be a situation where you can buy a group of units and you need additional participants.

Welcome to the BP family, glad you decided to participate.

That also requires participation and motivation from the owner.Next exit is modification of the note.

I"m agreement with the OP that I don't want every thread I participate in here to be easy for everyone to search.

Best bet would be to participate in a local REIA and find a real estate attorney who is familiar with REI practices to look over your contracts.

Looking for funds, partners, or JV participants, hard money lenders, private lenders, etc.