With the exception of very specific venues like Ren Fairs and the like.I can see something like this working well in Austin where some of the land can't be developed due to zoning for trees; however, it could prove difficult in a smaller town mostly because do you have 10+ businesses looking to even open there?

Needs to include balance sheet / income statement and tax strategy advice. 

So I don't have to pretend to have this veil of secrecy around me because I don't want to deal with difficult questions or worry about the tenants guilting me into letting them have leniency on payment dates, etc.

B and C multifamily will be there for you, when you're ready... the first step is to get your basic balance sheet in order.

It is way more difficult and time consuming than most people make it sound, and I have yet to meet a truly successful and honest wholesaler (have met many who are not either).   

Basically the message to the seller is that you can make things very difficult for them. 

I'm looking to buy a property within the next 40 days with the downpayment coming from a self-directed IRA, and the balance from hard money.

Absent some special circumstances (not likely considering there is a $0 or low mortgage balance), there is literally no incentive to sell pre-auction... the auction company has a guaranteed sale and the owner knows that participation will be great because the property WILL sell on auction day.As a bidder, hope for bad weather.

Probably the most difficult property to sell that I can think of. 

You have a very difficult time ahead that will not end well.