I deal with wholesalers every week on my fundings  or should I say I see their fee's on the HUDS every week.. if I see one come in that is just way to high  like a 50k purchase and 50k assingment fee I wont fund it..

You'll see some familiar names thrown around a lot: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend you search for each app online and see what they offer, how much they charge, etc.

I moved all of her old retirement money into a self directed IRA/Solo 401K and started putting her money to work through real estate lends.

Thanks Brett, it is my understanding that by buying a property of equal or greater value it would allow for maximizing the tax deferral, which is ideal, but not a legal requirement? 

From experience, switching to a conventional loan can help you remove PMI once you reach 20% equity, while DSCR loans are ideal if you’re focused on rental income.

Any direction would be much appreciated!

Low property taxes, no income tax and landlord friendly make it ideal for many CA investors.  

If someone asks for a direct message (they're not supposed to) for something specific you can respond to that, but those threads are usually in the classifieds when we (moderators) can catch them all. 

I'd also spend some money in direct marketing to get more sellers, and either wholesale those deals or buy them myself.

He did a good job but looking back on it now I think I could've done alot better with more insight and direction How did you finance this deal?