In Missouri, the attorney general has a guide:https://www.ago.mo.gov/docs/default-source/publica...and in St Louis (where I own properties) there is a landlord guide:https://www.stlouis-mo.gov/government/departments/...Tower Grove Neighborhoods Community Development Corporation has landlord training classes with different topics - evictions is the topic in March.

On the positive, I do see financing to cover these type of transactions. 

@Adam AndersonWith Fannie, for investment property transaction, you can have up to 10 financed properties, however if you have between 5 to 10 financed, you can only pull cash out on an investment property if you meet the Delayed Financing exception.With Freddie, for investment property transaction, you can have up to 6 financed properties, and you can cash out on all six without restriction.If your lender is telling you something different, then they have an overlay to the guidelines.Let me know if you have any further questions or if I can help out in any way.

http://www.ikea.com/us/en/catalog/categories/departments/kitchen/24264/

I thought all transactions in the SD IRA had to be at arms length and couldn't benefit you before retirement.2.

My question is what is the best way as far as avoiding paying the highest taxes for both parties to make this transaction?

Talk to your building department official, they can tell you the best route to take in your area.  

The main thing a real estate license does for you is give you the right to represent someone other than yourself in a real estate transaction.  

However, being that the buyer is traditional, I don't think I'll be able to use "same-day" transactional funding.  

When I called the zoning department, they said they really didn't care if you went down in units, only if you try to go up in units and surpass what it's zoned for.