If your first attempt is to purchase or wholesale the property, you make a cash offer and it isn't accepted, is it then legal (or ethical) to list it if you're also an agent?

That said, I am attempting to wholesale and I must say, at least in California it is not easy.

You could then attempt any negotiations.

Please check with your personal attorney/tax pro before you attempt to get a EIN/TIN for your SDIRA.

I have been attempting to go green in a few of my older buildings since I think even using conventional means should return me double digits in higher rents and retention.

You don't you're attempting to act as a real estate agent in this deal!

I attempted this one time and sent about 300 mailers to attorneys and got few calls and no deals.

We have since retained counsel and have been withholding rent in an attempt to get some relief, and the bank is non-responsive as well.I would ultimately like to purchase the property, but the amount owed is far greater than the current value.

Once I have those under my belt I will attempt my first flip.

I'd suggest you not attempt to do seller financed deals without professional assistance and that is not from any pod cast, book, guru program or other sources.