One of the complaints I have often heard is that most real estate agents are only concerned about retail buying and selling customers who will probably only have three real estate transactions in their lifetime.

One of the complaints I have often heard is that most real estate agents are only concerned about retail buying and selling customers who will probably only have three real estate transactions in their lifetime.

The issue is that you are dealing with two distinctly different products each having a different driving factor.SFHs are not specific built rental income properties, therefor the price is driven not by rent but rather by the whim of home buyers.

Depositing less $10K in separate transactions is called structuring and is illegal.

A "deal" is a property priced at a point where an investor can make a reasonable amount of money on the transaction. 

You'll need to identify the market, segment and product type you want to compete in, get to know the agents, the comps, inventory, etc. before you jump in making offers, offers you may regret later.

have a real estate attorney put together a contract for the transaction and note?

This is simply a different business model of handling investments so as to expand your choices for the IRA beyond conventional financial products.

Each of the 4 homes i have hit these numbers on have been the product of direct mail, an 1 instagram lead and one of off Craigslist all in the last 12 months.  

This can be done through a tenancy- in -common transaction or by pooling both solo 401k plans in a LLC.