Great topic.In my experience I have seen some very inexperienced investors stumble through a deal (to their credit) in spite of their negotiating skills.Their biggest weapon was coming at the discussions from the place of how they could solve the sellers problem(s).Of course... those that developed more advanced negotiating skills not only increase their profits, they also got more deals to the closing table.One of my all time favorite negotiating books, one that I require all of my clients to read, is The Secrets of Power Negotiating by Roger Dawson.

Some clients save thousands of dollars a year with a Solo 401k compared to a self-directed IRA.Here are a few of the Solo 401k benefits:Compared to an IRA, Solo 401k contributions limits are roughly ten times higher.There is no custodial requirement for the 401k.You can take participant loans from the plan.You don't need the additional expense and administration of an LLC to have checkbook control.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.

They actually granted us an exemption from the requirement for some time, because A) they knew is was really not viable, and B) we have a solid track record of providing quality client education that they could trust.One option may be to move your IRA-owned LLC to another custodian that does not have this requirement, which really is meaningless window dressing.I will add, we are a  very compliance oriented firm with a distinctly conservative approach to reporting and operations using the IRA LLC platform. 

@Frederick Martinez we are working on several new purchases in MO for our clients.   

It is a job that allows me to have maneuverability; however, I am extremely busy with numerous clients throughout the day. 

I'm assuming your client is also looking to build a flagged hotel and that it's going to be a loan amount of at least a few Million?

I currently have multiple clients across five states that have followed this model.

I don't "steer" any client away from a FSBO.

Lately, one of my clients was able to renovate an attic to another unit, where all the other investors had overlooked the home because the didn't see that there was a possibility for another unit.

@Ryan Johnston  We issue proof of funds to our clients all the time.