When we look at our business we try and minimize/eliminate all variable costs.  

Maintain the insurance and require rental insurance on each property with the liability coverage.This would eliminate the need to maintain multiple LLCs in different states.

This eliminates the paperwork, processing delays and per-transaction fees of the custodian.That said, flipping is still a challenge in a self-directed retirement plan due to rules against self-dealing that require you be very hands off and act more like a fund manager than a construction company.  

My concern was why the buyer's title insurance company has such fears about a debt that should have been eliminated in a foreclosure.

Like I said...you need to eliminate the guess work and get the actuals.  

Would every widget in the world be cheaper for the consumer if the middle man were eliminated - of course, but that's not a free enterprise system or America.  

But pre-selling will eliminate a multiple bid scenario which will maximize your sales price.

This eliminates the ability for you to negotiate leaving you only with the option to tell the seller the deal is signed and sealed, tough luck for him.

Generally it is cleaner to invest or loan on someone else's deal, rather than your own, to eliminate the "self-dealing" restrictions.  

They are proposing eliminating deductions on Schedule A, but increasing the personal exemption of $6,350 to $12k (for individuals).