@Steve TseWe custody many of our clients at Interactive Brokers which currently is offering 4.08% just for sitting in cash (no money market or CDs). 

When you work with a quality firm that specializes in the establishment and support of these programs, you effectively get a much better package deal that includes the setup and some kind of support (quality depending on who you choose to work with).Whether you need the checkbook control offered by an IRA LLC or Solo 401(k) will depend on your investment goals.Prices range widely depending on the business model (custodian vs checkbook control) and company you choose to work with, as well as potentially the number and type of investments you will make or the value of the account (in some custodial pricing models).  

Ed, I hear your points and I am sure they are all very valid.A few things should be kept in mind, IMHO:You probably heard about the term "chain of custody".

There are only handful of lenders specializing in this area, I compiled a list of such lenders and can provided it to you as a resource:https://www.biggerpockets.com/blogs/2810/50272-lis...3) The fees for custodial IRAs vary widely so you should inquire with each custodian.

Hello @Carol Mthimkhului would say its a question of access to information of those foreclosures.If the information is easily accessible, there is bound to be substantial competition.1) i am not 100% sure but the bank keeps the title deeds for "safe custody".If you can get around that then definitely you can sell the house with no problems2) On splitting the profits,its about negotiating and what they will take.How long have they been paying down that mortgage?

*You can borrow up to $50k from the plan; IRAs do not allow participant loans*There is no custodial requirement for the 401k.

Train a few Trustees.Also, for some protection, in my Trusts I have it set up so that while my kids are minors the person who manages the assets is not the person who has custody of the beneficiaries so the 2 person set up helps keep people honest as they can both watch each other. 

The only option left is to expose the system, the players and make it a news worthy public matter...otherwise it will get pushed again over a child custody matter etc...there is no priority for this case in family court and there never will be.

Clients may incur certain charges imposed by custodians, brokers, and other third parties such as custodial fees, deferred sales charges, odd-lot differentials, transfer taxes, wire transfer, and electronic fund fees, and other fees and taxes on brokerage accounts and securities transactions.

However, this option is harmful to the dad/tenant in a divorce/custody situation and he won't choose this unless it's the only option...