After that, will will refinance with a bank and take the lump sum and repair (essential BRRRRing the property).

The only agency that we work with anymore is an agency housing non-violent criminals coming out of prison - essentially, a "halfway" apartment. 

If not: 1) what are the essentials to an offer letter?

If not: 1) what are the essentials to an offer letter?

. :)  You just need it, trust me.Your SDIRA is essentially a trust doing business - private lending.And if you insist on why - here is a good explanation by one of the companies founded by a BiggerPockets expert, @Carl Fischer.

so why would so many investors want to become agents if they are essentially taxed by their broker each time they buy? 

As we continue to grow I’ll add a dedicated VA to essentially replace myself in the process.

Essentially you would pay yourself the rent, instead of writing the check on the first to a landlord, you would be writing it towards your own mortgage. 

But that essentially means he is pocketing $15k for doing almost nothing.

The reason banks can't execute the Due on Sale Clause for the type of transfer is because the Land Trust is considered an inter vivos trust, essentially an estate planning tool, and is protected under the St Germain Act.