"Efforts to get a lien waiver signed" are irrelevant, only the actual execution of one means anything.  

Even if your credit is pure poopy, commercial financing of some kind should be available with little to no hassles using 20% ($1m) down provided your LTC does not exceed 85-90% which I'm sure some pre-construction commitments/sales can overcome even if it is.Take your Feasibility Study, Market Analysis, City Approved Plans, Business Plan, Pro-Forma/Projections, Land Use Approval, Environmental Approval, Corp of Engineer Approval (as needed), Soil Sample Reports, Executive Summary, Builder Portfolio and either an Architect Rendering or Scale Model and march on down to the local bank.

Flippers who execute well are rewarded with quick sales.I've seen an increase in demand in rental areas that's driven up purchase prices above where they were last year.

Your SDIRA or solo 401k plan can not buy ANY property, or portion thereof, from yourself as YOU are a disqualified party to the plan.You can "partner" with your plan, but the rules and steps are complicated and if not done exactly right, you risk executing a prohibited transaction.Lastly, a SDIRA is NOT far superior to a 401k plan "because the tax advantages on the back end being Tax Free." - as this statement is false.

How is ownership currently vested, on the deed executed in 1985?

For the most part, our agreements give the gp/managing mbr authority to execute operations as long as its in the approved annual budget, or within a certain percentage/dollar amount in excess of budget.3.

I agreed to let the bank pay for the attorney and other title costs, in execution of a title transfer that benefits both parties.

2.It would not be smart for me to hammer out an agreement with the condo buyer and then create the promissory note myself and execute the loan through escrow (basically the same question as #1)?

The whole situation would be avoided if I simply had one corporation that owned the investment property and provided a defined benefit plan for it's executive board, wouldn't it?

I then can file for a writ of execution.