Give up some control but limited risk...your portfolio is not at risk, only $ invested in that one project.  

You can control some of the air flow with the register handles, but the real way to do it is as Account Closed

The main reason that I left the industry and decided to come out on my own is I wanted to take back control of my own destiny and to build the thing that my family and I will owned.

I would imagine that bug/rodent control and problems related to humidity will end up costing more, but how much more should I plan for?

I add up your risk controls to be 40%.  

You give your money to someone to invest and you have no control over it.

basically, I have a lump sum of money that sits in a newly minted SDIRA (checkbook control) that I plan on re-investing in real estate. 

You are in control, not the property.

If not - we will go into second stage negotiations to get a better price.Once we agree that the price is right - that is low enough to make an equity profit - we will than use my pro-active auction marketing system (one that I have used for over 20 years) to sell the property  - all cash in as is condition with NO contingencies with settlement in 30 days.We will advertise the property for sale for 3 weeks and than have a public auction - so as an example if we control the property for $100,000 and sell it for $120,000 - that means we make $20,000.How much do you make if we are successful in finding an assignee? 

@Alex Zuroff, What you're describing is exactly a reverse exchange with one change - LLC B is formed by your qualified intermediary and owned by your intermediary with you providing financing for the purchase and controlling the property but not owning it or having a membership interest in LLC B.