I've been on this board since 2010 and haven't found an example yet.

So small update on here, I managed to carve some time to begin to set things up to spring board for a deal in the next 2-3 months.

I've had positive experiences with IPX as a qualified intermediary.

Why not use bank debt or alternative lender debt if you don't qualify yet for bank originated debt?

However, this would require you to move into the property and would need to qualify for a new mortgage. 

With a properly written and qualified wrap note the seller of the property (that is the holder of the wrap note) still has an interest and an asset they can sell.

If you are looking to buy in PA, its possible you can qualify for PHA KFIT program that gives you a 5% closing cost forgivable loan.

Capital gains are calculated as:Sale Price - (Original Purchase Price + Capital Improvements + Selling Costs) - depreciation (if applicable) = Capital GainYour mortgage or HELOC balance does not affect this calculation—it only determines how much cash you take home after the sale.In Massachusetts, if the home was your primary residence for at least 2 out of the last 5 years, you may qualify for the Section 121 Exclusion, allowing you to exclude up to $250,000 (single) or $500,000 (married filing jointly) of the gain from federal capital gains tax.

So back to the drawing board, but for myself the big takeaway is to continue on the course that I set out on and too continually learn and stay involved with goals that I set out on and to stay focused.

Work with a qualified tax advisor on filing all of this including filing the 990T return for the IRA.