And, some of them offer no cost trades upon transfer and cash incentives for transferring accounts.No more fees, no more crappy online experience, no more waiting weeks to access funds from transactions, no more having to request statements or documents, no more M-F 8-5 only hours, no more bad advice.

If they are thinking of lending from the 401(k) and it is a self-directed plan - then any transaction that touches you is going to violate the rules.

Or offer more - perhaps as much as 100K.I am sick with this mortgage company because of several issues ive had with this transaction and if I could cut them right out of the equation, I'd love to.

@Nathan Hood I use Attorney Larry Garfinkel for transactions & evictions https://www.linkedin.com/in/larry-garfinkel-720a79... 

Nancy,Forgive me for two things: First, my not so tactful and apparently humorless use of the word "shamelessly" (although, if you have a good product, you *should* be shameless about it).

My background in the field tells me that that will happen randomly and often actually.Lets say my market has 35,000 transactions per month.

that's all I have done my entire adult life since I was first licensed at 18.. there is a difference in being a retail real estate sales person and using a license to further your investing goals.Its not an easy business by any means to be a retail agent and there is a high burn out rate.. not as high as wholesalers but its at least 50%...If your an ACTIVE investor I cant see how you can do without it.. if your fix and flipping in my mind its mandatory.its about 2k a year to keep sometimes less and If your business does not allow that or like some say the cost is to high then in my mind your not really in the business its a pittance to spend to have access to all the info and be in the club.if your goal is to be a lifelong landlord then work for a commercial brokerage that specializes in cash flow real estate just being there will open up doors.if by chance your very good at sales and have a very large warm market you may shock yourself in how much money you can make just in transactional real estate.. 

Are you analyzing a particular transaction?

If so, then your self-directed IRA cannot be used in any way to participate in the purchase transaction as that would constitute self-dealing.If the IRA is purchasing the home purely as an IRA investment, then the loan must be non-recourse, meaning no personal guarantee from you. 

Not sure how it is where you're at, but listings are already priced above market value to begin with here, then trying to tack on 3-6% on top of that for concessions is a recipe for problems later in the transaction..