. - rescued me from a "no-show, take my money and go" contractor operating under dubious circumstances (don't trust your lender or anyone to perform the due diligence you should be doing on your contractor).

You must have complete trust in a property manager as they are your eyes and ears on the property, and can make or break the investment based upon the way they manage it. 

Should we create a trust?

I am considering setting up a trust.

Finally, if you have investors using Self-directed IRA funds, factor in at least 1-2 weeks (another trust custodian told us to count on 3 weeks!)

The last earnest money amount I paid was $5000.Typically local professional buyers with significant construction backgrounds who have a high degree of construction knowledge make high earnest-money offers in order to beat out offers from long-distance or timid residential buyers.I wouldn't trust any agent to know that toilets flush clockwise in the northern hemisphere and counter-clockwise in the southern hemisphere.

That being said, they may have already been wronged by a wholesaler and have lost trust for all wholesalers.

Seems pretty scary to do without them already being vetted by someone I know or trust or a turn-key company.

You would need to have a VERY trusting relationship here.  

@Eric EckmanI am at equity trust, however other companies allow self directed IRAs with check writing.As others have said, you have pierced the bubble in not keeping your individual vs Ira separate.