3- If there is a determinable factor for the difference between the three above descriptions, how do most Make Ready companies charge for them?

Seems like you're limiting your search to either conventional financing or cash.

I really like Equity Trust and Quest IRA as providers of a SDIRA, but they both charge a fee based on the amount of money you have in the account - essentially penalizing you for growing it.Are there are any reputable SDIRA providers that charge per transaction, instead of by asset size?  

Conventional How did you add value to the deal?

One important factor is the condo eligible for fha/conventional financing. 

@Ash Leigh, Although it's not strictly forbidden to purchase property from a related party the IRS is very skittish about it and the charge of shifting basis and step transaction is all too common. 

They charge a lot more but seem to do more like NOD & foreclosures which I’m not familiar with.

We are charged 3% for every payment, plus $499/year subscription fee.  

The recommendation is to find a bank that won't charge you minimum account balance fees. 

@Brad TarryYes, you can absolutely do that, or send the other portion to a conventional IRA of your choosing.The self-directed IRA is at most levels an IRA like any other.