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.

While you should read and understand what terms you're agreeing to, in my experience, most banks are reasonable when it comes to REO sales -- as long as you're not trying to game the system (for example, trying to get around the no-assignment clause), the bank will approach the transaction in an earnest attempt to do the right thing.There are exceptions, and in my experience, Fannie Mae REO transactions constitute the bulk of the exceptions.

Once you have that going you can focus on funneling in sellers and buyers and attempt to collect enough prospects to make a deal.