In fact by studying the tax records I was able to tell him about some close by transactions that he had not been aware of. 

We had ours set up so it did not cross paths with our personal profile, in marketplace.

You may want to consider that as an alternative retirement investment vehicle, it has number of advantages over an IRA LLC:Custodian is not required (eliminate all custodian fees)Get checkbook control without the need for an LLC (trust is used as a vehicle to hold 401k plan assets), you have full control over the plan assets as trusteeAvoid expensive CA Franchise tax of $800/yrExempt from UBIT on leveraged real estate Ability to take a personal loan from your 401k, any time, for any reasonContribution limits are 10X higher than an IRA (up to $61,000 for 2018)Tax-free investing using Roth sub-accountAbility to correct a prohibited transaction and moreRegarding your questions about getting a non-recourse loan: this is an asset-based loan so the age of an entity is irrelevant.

You also can offer to split the cost of a second appraisal if the lender agrees.This route has long odds because the decision is ultimately up to the lender, and the lender doesn’t have the same investment in the transaction that the buyer and seller have.

and it seems to me google campus abuts the landfill..probably not an issue for this person being on the other side of the freeway.. it is amazing how much gets dislosed in a CA transaction these days.. also while I got you on the line I had dinner with my buddy who has the container home building company you have a standing invite to tour on your next trip north.. !!!

I like inexpensive 800-1200 ft2 2 bedroom/1 bath brick houses built post WWII with forced air furnaces, low slope and simple roof starting 15 ft off the ground, neat little chain-link yards.

How are these transactions  negotiated with sellers?

I’d suggest a transaction detail report on your bank accounts, filtered for Deposits only.

You don't have to be afraid transacting with me, your details are kept confidential and I deliver according to agreement.

Everyone reaches the point where they feel they have the knowledge they need to succeed, but can’t quite cross that threshold into actually putting into action.