I am not attempting to create any gimmicks or tricks but want to do it quickly with limited disturbance to the tenant or my schedule with having to do numerous showings.

Dodd Frank only applies to notes originated AFTER that date is inaccurate because it fails to take into account there were numerous laws regulating finance behavior prior to that date including the SAFE Act and a raft of others that have discussed in great detail in this forum.Further, while the servicing law extensions referred to did not go into effect until January, that does not allow a new acquisition (which is what is being proposed) by a servicer of pre January contracts any kind of grandfathered immunity from the legalities that existed at the time of origination. 

You may also want to check out a TREIA meeting where there are numerous investor friendly agents. 

I've tried numerous times over there years and have come real close a couple times.

Interesting explanation on the 50% rule.

You don't really want to rely too much on the numers that they're giving you. 

If so, In my opinion I would pay that off first before doing anything else.As far as the market, you have numerous ways of gaining experience:1.

Dion is correct but you can buy on a contract, show your funds to purchase, letter of explanation can be simple, dad wants to sell, I want to buy.Then, after settlement your dad can gift money to whomever he wants to, nothing wrong with that among closely related family members.

Or maybe, with a detailed explanation and criteria, she would know better what to do and things would work out better.

Much better alternative is Solo 401k, there are numerous benefits over SD IRA (Mike described some of them above), but most importantly you (the client) is in total control of your funds.