I see you are borrowing it all with a zero interest loan. is this seller financing or private money.

They’ll write something up for you so you can protect yourself, seller, and buyer.

The banker suggested the seller to quit claim it to me, then the bank would get it appraised and we'd go from there. 

I'm closing on a duplex bought for 169000 and put no money down because of the first time homebuyers program and the seller paid the down payment.Im paying earnest money for the inspection.Is this an infinite return?

Wouldn’t the SDIRA be doing business with the tenants/buyers and not the seller IRA holder?

Personally, if the seller isn't willing to show me the leases, then I'm moving on to another property.

If they offer seller financing to us, what are their tax implications on being paid out over time?

So far, I bought 3 properties including my primary residence.However I noticed that usually seller pays for 6% buyer and seller agent fees.

The letter of intent in non-binding so it gives the seller an initial offer, but will allow you to see the property and adjust, if necessary.

Deals are had by doing marketing to potentially distressed sellers.