I wonder if they are somehow getting around not being licensed by claiming they are only facilitating the transactions or some kind of loophole. 

Anybody who is telling you that you may not administratively manage an IRA owned property is facilitating their business model rather than providing solid legal guidance.What we do work with is the framework if the IRS guidelines as outlined in IRS publication 590 A & B and Internal Revenue Code section 4975 dealing with disqualified parties.  

Make sure that either you will be in state during the closing or that you work with a title company that has offices in Arizona and Colorado to facilitate the closing.  

That goes for any new construction deals as well.It sounds like you're a bit adverse to conducting illegal activities, so that is a good thing, if you want to deal in real estate facilitating transactions, get a licensee, you can do that part time too.

Give them 5-10 days to accept the new terms or accept that they will have to vacate by closing.If you write a detailed contingencies addendum into your offer, the seller will have to facilitate this process for you.You have to increase rents to be able to maintain the property properly and still protect your returns, especially since there will be likely be a higher note carrying the property.But be ready that if any of them accept the higher rent, they will also expect their return on maintenance.

They were certainly willing to take their 10% every month, but it looks like they didn't do anything other than facilitate repairs that the tenants called in.  

My only advice, find yourself a reliable, trustworthy escrow company that understands the wholesale transaction and will help facilitate it for you.  

The point here is because the standard real estate contract is so widely used in the industry it makes it a widely excepted contract to facilitate real estate transactions.

I've begun putting our investors capital into perspective, and while "$1M insurance policy" sounds exciting at first, I have to remember I live in New Jersey where that could hardly facilitate two deals at once, if that.

., how do we go about facilitating this?