I That sums up every experience I have had with them and why states are finally putting legislation in place to crack down on this crap.

While some of this may be threatened by proposed legislation at the moment, especially for IRAs, self-directed investors have generally had the ability to invest into any asset class except collectibles. 

This city is tough to leave behind.I'm a big fan of house-hacking at least your first 3 rental properties, ideally utilizing friendly ADU/DADU legislation if you're in Seattle or Tacoma proper.