Your real estate agent and lender REALLY matter in a VA transaction.... use someone who knows VA loans, and your agent needs to do a lot of transactions/year. 

- The title company closing the transaction will collect (from the seller) and disburse (to the mortgage company, other lienholders, real estate brokers, etc, and the seller) all of the money.

You can also make the buyer/seller side on your own transactions. 

Please keep in mind that you are not selling candy bars, a Playstation on Craigslist or something, you are transacting in real estate which comes with a lot of liability.

I represented myself in this transaction.

I represented myself in the transaction.

My neighbor tells me that everyone harvest elk at the back of my property, in the valley where the stream crosses.

Get it in escrow, get the appraisal and cross the bridge when the time comes.  

Hey, @Shannon Schlappi, my group here has quite a lot of experience with subject to deals and owner finance transactions as well. 

@Justine C.In regards to the use of the SEP IRA - You may want to see if you can use the SEP IRA to lend to your sister who can use the funds towards the down payment.Just make sure that the transaction between the SEP IRA and your sister would not be considered a disqualified person/transaction.