Now I've also had other title agents tell me that they can't do them, but they never have a solid answer why.I understand each state has its own laws, but I've researched everything I can get my hands on in any state and I have yet to see any laws, regulations, or organizations that specifically say that you can not do them or that they are against the law in any way.

Hi Joel,you gotta check with local laws and regulations.

This is a question for your IRA custodian who should be familiar with the SEC regulations and well versed in what would and would not be a prohibited transaction within your IRA.

Does anyone regulate hard money lenders?

It is a federal law that regulates many things regarding mortgages.

If not, what's your local regulation or what does your lease say about termination.

Nick... that is funny...Now on to some usable advise...Although local laws and regulations will apply, in most cases once the lease is over, unless there is an automatic renewal clause, the lease will revert to a month-to-month rental agreement.

While somewhat more regulated, the barrier to starting a bank is not much higher than many other businesses.

However, the LLC is subject to the laws and regulations in the state you are conducting business in.

You'll need to do Regulation D filings to make this legit.