I'm going to think more about seeing if the seller is interested in keeping the trailers, selling me the land and holding the paper, and paying me lot rent. 

Anyone can recommended good lawyer to setup the LLC to hold few self-directed IRA and work together to buy property?

Think of this for what it should be, flipping your "cash".Third, as your cash increases, take some (NOT ALL) of it and invest in cash flow,...the rest keep flipping, repeating steps 1 and 2,...and then 3 again, until you reach your financial goals.REI isn't a series of one time events, it's a system of continuous steps, all leading to a specific financial end result.

Take it on the chin and eat the 3 years of holding costs and increase in construction costs?

The irs exclusion I thought was for ownership, which requires holding Title.

You will get burned but it’s par for the course, I let them know they can make slot of money of me once or they can have a repeat customer for years.

I am looking to do buy and holds ....

Personally I prefer to have about 20% down if possible to make sure I have enough equity in the property in case rents go down or values go down and I’m forced to hold the property for a while untilThe market returns.

The owner wants to minimize the capital gains tax he pays so we want to suggest to him to do a master lease to us for "x" amount of time, and we pay his lease fee and hold the rest of the money in this time we will secure a loan to buy using the money we make as part of the down payment.

Investment Info:Small multi-family (2-4 units) buy & hold investment.