Do not accept assignable contracts or small deposits on RE transactions. 

Then refinance my current property and use that as a down payment to a small apartment complex (5 to 7 units).

The tenant wants over 13K to cover stay at a hotel (that only has a small fridge), food for the family, moving costs and storage costs which is about 2x the amount the city expects.

It wasnt even that long ago that a realtor directly lied to me because they were desperate and dishonest.

Why do you think purchase contracts are so long and have such small print?

Recommend ACH payments for a very small-time landlord?  

$200k is no small sum of money.

What I've found is that most Realtors don't like to work with FSBO sellers due to negative experiences dealing directly with sellers.

All transactions involving your IRA must be "arm's length," meaning that you or any other "disqualified person" can't be involved directly or indirectly, and that is not the case as you described above. 

I'm just bad at it but I know it's important to drive more direct bookings.