My options on what to do next is do I go it alone, buy a decent house, and manage it myself or use an established turnkey/PM with a good reputation in the area?

That capacity can be further limited or even eliminated if you are a high income earner.Most folks who establish a self-directed IRA for investing in real estate are starting with a rollover from prior savings, such as a 401(k) from a former employer. 

One company owns everything and does nothing (this is your SLLC a/k/a “asset holding company”) and a completely separate company handles all of your operations (this is a traditional LLC a/k/a “operating company”) For the operating company which serves as your face to the world and through which you do all your business, you establish a Traditional LLC to carry out the operations of your investments.

If you want professional advice and expertise, discuss with your agent how they will be paid and work to mutually establish trust.

This is a VERY tough time to find a good GC and establish a good relationship with.

.), once you can get an established relationship with a few of these key players and prove you are a ready to act on deals they refer to you, then finding these sort of properties should be a breeze for you!

Even w/o a written lease you have established tenancy so yes, you have rights.....and you could fight it in court....but your landlord is aggressive and unstable...and she lives with you......If the landlord didn't share the house with you, it would be worth the fight...... she has to legally evict you and that takes timeAgree to leave ASAP if ALL the $$ involved is returned to you..... rent you have already paid for the month etc......if there is no $$ due back, then just get out of there ASAP.

My EMD would be refundable in the contract, but we would need to establish escrow and the Seller would need to open a Title Insurance policy right off the bat, even if I elected to assign the contract.

How do we establish clear title?

There is a chance that Edmonds have actually established a legal interest or can at least sully the waters.