May be different in your situation but that's what we dealt with.

How does one calculate this for different areas?

Might be different elsewhere but that’s how it is here .

I am open to different perspectives too, if someone has had a positive experience with smokers, I am all ears!

It was also financed as a secondary home (I was told that there is no difference in rate in the current environment between a second home or a rental).

The laws there can be much different then we are use to in the US, so you should consult a local attorney.

This is no different.  

The question originally asked implies, that the only difference between a good investor finding a property to buy and a good agent getting a listing is in who is knowledgeable and who will put in the work.NAR says there are about 1,580,000 members in 2022 (latest I could find)80% of those do little to no transactions - that's a huge failure rate-about 1,264,000 agents suck at their job.There is no other occupation that tolerates that high of a level of failure.You have to be crazy to have a real estate agent list your house.I can’t even get agents to return phone calls.

If you worked with a quality firm, they should be able to assist you with questions about the mechanics of moving funds around.The bottom line is that if all accounts are held in the name of the LLC and associated with the LLC tax ID, they are interchangeable - kind of like different drawers in the same desk.If the relationship with Stessa is in the name of the IRA owned LLC, you should be fine. 

I am confused on how to think about my potential tax liability and I've had different opinions from professionals.