I’d have an expert, like Dion DePaoli look over the file first, for $300-500, and an opinion on how the transfer should occur.

In my experience, wholesaling seems to be a pretty cut and dry business where you market to a seller, meet a seller, put a house under contract, transfer that contract to an investor who wants to either flip or rent the property and collect an acquisition fee for your hard work marketing and acquiring the property.There's some wholesalers out there that do some practices unethically but dont let that wear on your ability to act with integrity and do whats right by your seller even if your not the best solution for them at the end of the day.  

Who was supposed to pay the transfer tax?

Would the estate be subject to federal transfer tax?

Hi, I'm relatively new to REI and was reading up on concerns about wholesaling without a real estate license and being brought to court for brokering real estate without a license since technically we don't typically close nor transfer title under our name when we wholesale.  

Kristopher,You can not sell or otherwise transfer the property from your self-directed IRA to yourself.

This could be handled with a note and mortgage/deed of trust, or it could be a simple contract for deed, in which the deed doesn't transfer until satisfied. there are many legal instruments that can work here.

The tenants have to either mail a cashier's check or money order to my PO box, deposit cash in the account or do a transfer if they use the same bank. 

If you purchase under your name with a mortgage, and then transfer the assets, you may get a due on sale demand.

I am not sure this debate has occurred here on the boards.First let's understand what the definition of a security actually is:The term ‘‘security’’ means any note, stock, treasury stock, security future, security-based swap, bond, debenture, evidence of indebtedness, certificate of interest or participation in any profit-sharing agreement, collateral-trust certificate, preorganization certificate or subscription, transferable share, investment contract, voting-trust certificate, certificate of deposit for a security, fractional undivided interest in oil, gas, or other mineral rights, any put, call, straddle, option, or privilege on any security, certificate of deposit, or group or index of securities (including any interest therein or based on the value thereof), or any put, call, straddle, option, or privilege entered into on a national securities exchange relating to foreign currency, or, in general, any interest or instrument commonly known as a ‘‘security’’, or any certificate of interest or participation in, temporary or interim certificate for, receipt for, guarantee of, or warrant or right to subscribe to or purchase, any of the foregoing.So right there at the beginning of the definition we see "any note".