@Spencer Gray I couldn't agree more.I ended up in real estate, and syndication specifically for exactly the reasons you outlined.

Invest the funds of your IRA wisely so you may retire comfortably and stay out of the gray areas of the IRS code, you are just asking for trouble.

@Spencer Gray He agreed to pay a total of 4%, which is 2.5% to the buyer's agent and 1.5% to me.

Jon I appreciate both your input and your awesome gray beard.

I to agree with @Spencer Gray that you will likely have better success in that 'mom and pop' range, usually under 100 units. 

They are using a gray area of the law to attempt to broker without a license.

You can always use a DBA for branding.Our typical acquisition structure looks like this:*Not legal or financial advice, consult your own legal and financial advisors"Place property under contract with our acquisition entity "Gray Capital Acquisitions LLC." 

Where it becomes a bit more gray for me is with regards to LinkedIn and Facebook.

@Jonathan Gray correct as far as I understand you would have three years to claim the excemption as you owned the home and it was used as your main home for 2 of the last 5 years.

I would consider some of the up-and-coming areas like Gray's Ferry, Point breeze or Brewerytown (shout out to @Troy S.) where you can still get into properties for a reasonable price and see a nice return.