Here is the summary of my situation that requires creative thought:Location: DC Suburbs (Clifton, VA)Original sale price: $300KOriginal mortgage: $240K ($60K down)Money spent rehabbing property since 2008: $70KTotal cash invested: $130KCurrent sale price (based on comps): $430KAmount owed on mortgage: $208KPotential cash generated from sale: $($222K, not including transfer costs)Estimated Monthly Rent: $2,200Current Monthly Payment for M/T/I: $1,300 *Biggest yard and likely one of the most updated homes in a desirable community where "average days to sell" is less than 14.Now the issues:Need $100K-$150K out of the house (or via investment) in order to put down-payment on next home, which will be primary residence (probably a $600K home).I've plugged numbers into every rent-or-sell calculator out there, but always feel like I'm missing something big.

However they have no savings for repairs, capex, vacancy, or management.I think if you can find homes in that price range in a decent neighborhood, basically BRRRR them without the refinance, and sell at a price which yields >10% ROI after accounting for all expenses, I would imagine you could sell it quite quickly.I doubt you would even need to go as far as finding a tenant or management company.  

In fact, if the intermediary defaults, the tax will never come due because the last and final balloon payment will never be received.When you just want to take the money and run, and not get back into real estate, this is the way to go.

Im still doing some due diligence on which custodian will be the best to go with.I have been told by one custodian(Pensco Trust) that I will need to have a "special Advisor" attached to my self directed IRA/LLc.

This topic has come up many times and most experienced landlords will not even use such sites like Cozy because even though you are not accepting the fee directly, you are requiring them to go use that site.

This process has been like pulling teeth trying to get people to share information with me how they are buying properties without having to go to sheriff sale.  

Inspection contingencies, appraisal contingencies, loan contingencies, etc. that allow you to back out without losing your earnest money.Most lienholders want you to be able to document that you have the money and are ready to go.

So, I had to go find a job and real estate investing was the only one that would have me after such a shameful rejection of my assertion. 

If you have the opportunity to go it may be of use to you.  

I may be up in the area week after next (better half has to go on a business trip) so I am free to head up and scout / plan on the nights and weekends while working during East coast business hours.