I can finance the property and there are rentals on the books that would transfer with purchase.

I called a friend who is a private lender and he said he can try to salvage the deal so we tried to move this deal over to his bank before The Bank’s underwriting could officially decline it.Thankfully everything went well and the deal was officially transferred over to the private lender without an official decline notice from The Bank.

I think for the most part, these appliances are thought of as furniture and not part of the house On the other hand, kitchens, lighting, furniture, and washing machines do not have to be counted in the property transfer tax or Grunderwerbsteuer when closing on a property!

The properties I'm looking at have "new" C of O's in place or "transferable" C of O's.

. $0 in security deposit transferred at closing with $0 in pro-rated rent that you have to evict at your cost. 

I Keep reading about the possibility of the loan being due if you attempt to transfer the mortgage deed from your personal into the business.

Most of the homes were built from 1994-2010, market rents are $700, current rents are $750+, one of the parks has management, but I am not sure that will transfer with the sale as they are a family business.

Caryn,When you are using IRA to make an investment you can't deal with cash, has to be check or wire transfer.

If you didn't know what they were doing was unlawful then that is negligence on your part - that's not a defence.A professional should have indemnity insurance - that's the route I would try, to transfer liability to their insurer, that's the only scenario I can see where the PM doesn't escape by saying he was just following your instructions - in that case  he had a professional obligation not to.If he does not have indemnity insurance - well that is more negligence on your part for expecting  a professional service for someone who lacked professional credentials.

The cost for insurance could be a lot cheaper than running an LLC.Now if you have hundreds of thousands to millions in assets, it would be worthwhile to talk with an attorney.One last thing, if you have financing on said property, transferring it from your name into an LLC could trigger a due on sale clause, which means you would have to get new financing.