I have an investor lined up but he said he needs a signed purchase agreement before he proceeds further.

The duplex is fully rented with signed lease agreements and cash flowing well.I then had a quadplex under contract and attempted to finance this with the same bank and they told me they could not move forward with the loan due to me being “out of state” (I am based in California but moving to Nashville soon).

I really like Equity Trust and Quest IRA as providers of a SDIRA, but they both charge a fee based on the amount of money you have in the account - essentially penalizing you for growing it.Are there are any reputable SDIRA providers that charge per transaction, instead of by asset size?  

This coming week we should have 3 military family's signing leases and 4 non military leases signed.

What should I be aware of when signing a Buyer Agency Contract?

it all depends on the tax deed purchase program. 1031 exchange purchase requires seller to sign certain docs consenting to 1031 exchange.

I think most agents would use it even if not acting as an agent in the transaction. 

So I signed up here and thought I should introduce myself to everyone.

I would have had the seller sign a 3rd party authorization and limited power of attorney when we closed on the sale.

In a summer,  we have the same number of transactions as a property owner who’s house rents for a lot less, but we are being charged far more money per transaction.