The market is at it's peak.

the value to redemption rights in Orygun is simply to speed up time... you have investor that do nothing but chase the rights acquire them then go to auction and when someone buys the property they approach and negotiate to sell the rights for a fee greater than they paid for them.. this allows the successful bidder to proceed without having to wait out the redemption period...

I also got a bid from a commercial laundry vendor for a Speed Queen set.  

Too many investors get blown up in fees for every little transaction, plus they are stuck moving at the speed of IRA custodians, which I have seen nearly destroy deals.With an IRA LLC, the custodian invests the money into an LLC that you control.

The value I got from that first 2k was I was able to learn the market at a faster speed, get into properties at my own schedule as I also work a separate full time job, offer on properties myself, and of course collect the commission.

It has taken until now for me to recover from my 'dabbling' in the real estate market at the peak of the bubble.Dabbling = did one fix and flip; bought overly expensive rental property; got taken advantage of here and there.  

Last time I read they are continuing with the speed train which will run through there.   

He bought at market peak, though, so I think it's less about capital gains.

The reason you can not use a conventional financing is because you are considered to be a "Disqualified Person" to your IRA and are prohibited to provide a personal guarantee.There are only handful of lenders specializing in this type of financing and because it is a higher risk for the lender you normally will be required to put 30-50% down.Here is a list of such lenders that I've compiled over the years that our clients use, hopefully it will be helpful to you as well:https://www.biggerpockets.com/blogs/2810/50272-lis...There are also private lenders you can find locally (might be helpful depending on the property condition, LTV, speed, etc.) but expect to pay premium for those. 

This must be why, at the peak of the recent recession the UK peaked at a 3% mortgage default rate, which they considered crisis levels, while here in the US we peaked at 9%.