With the custodian approach, they hold the funds, sign every document, cut every check, and receive every deposit.If your investment interests are more dynamic, and will involve multiple assets or assets that require a lot of transactions such as rental property, then a plan offering checkbook control such as an IRA-owned LLC will be more more effective and efficient. 

From what I understand, market changes effect home buyers (flippers) more than they effect renters (buy and hold). 

From tryin g to reach his “team” to no available, to “hey we cleaned up, took photos and listed a apartment which led me to pop in on the property to see NOTHING HAS BEEN DONE. same junk that was left is still there....Anyone have any good they can recommend?

I tell them my boss buys houses in the area and then ask if they are selling or interested in selling.I know there has to be a more efficient way, maybe going closer to the actual foreclosure date so they realize the urgency or something along those lines and also maybe approaching the conversation differently.Does anyone have any advice, or methods they have found to work effectively? 

Similar to a hotel, you're going to have to clean after someone leaves to get it ready for the next guest(s).

The apartment was not cleaned, she left a bunch of her stuff as well (furniture, mattress). 

It can end up having a negative effect once you realize how much there is to know about real estate.

I also relisted it for $75 *higher* effective now (7:20pm 8/28).How does it look now?

The One Thing, The Compound Effect, anything from Napolean Hill, and Tim Ferriss' books Tools of Titans and Tribe of Mentors are some of my favorites.

More to the point, the amount of debt through refinancing/cash out financing has No effect on the sellers cap gain tax.