But decided on American muscle after, so got a 1965 Corvette Sting Ray for 7 years. 

Those here engaged in seller finance are just beginning to understand what other things they must do to comply and they are going to need profits from their loans to pay for their compliance efforts.If seller financing disappears, so will most of the communities and the people who read and post here.

Any regulator type auditor will be all business up front to establish the tone of the examination, like you're in for it, sortta, if you are all smiles and friendly the one audited won't be as forthcomming with a sence of ugency and be as seriously involved, get thier attention.

But all my money is in IRA's and other money funds, and I think I'm going to need to tap into those accounts to get started.

You're going to need a Real Estate attorney for this one.

@Robert Gilstrap I have a contract i use for traditional wholesale deals but i am looking for a contract to close a subject to. @Ned

(Doctrine of Laches)Under the circumstances I'd say your prolly going to need to pay for this.

(I wanted something in mid-tones to hide potential stains and scuff marks.

One/Two/Three tone? 

As an accredited investor you're going to need to clear the hurdles offered by other types of investments for them to want to risk their money in your project.