The loan must be non-recourse, here is a list of lenders offering financing to retirement accounts:https://www.biggerpockets.com/blogs/2810/50272-lis...You are not allowed to commingle personal funds with the funds in your IRA, all transactions must be "arms length". 

The ozone treatment will temporarily freshen up the place, but lingering odors will likely come back.

I have also had difficulty finding investor-friendly title companies that are willing to work on non cookie-cutter deals. 

Typically that means raising close to 4 to 5 million as some investors do not wire in the money last second for various reasons ( they have tax issues, timing getting the money with stock sell off,etc.)It can be more powerful to a seller when the buyer says we have a fund with 50 million in capital already in and ready to go versus we have to go to our investor pool to raise money for this particular purchase.Some sponsors open up to non-accredited investors as well to accelerate the cash they can raise but also the sponsor can take on more risk.

I looked at a duplex in Denver a few weeks ago that had structural issues and even though it had been on and off the market for 6 months and they had come off original asking price considerably, it still did not make sense unless you could get it 20% under current ask or unless you had a GC that was a whizz at foundation repair.Consider looking at non-traditional MF, i.e.

Account Closed your PHX property does not qualify for 1031 treatment. 

It may be a bit more difficult to find a lender that will issue a HELOC on a non-owner occupied dwelling, but I'm sure you can find one.

I would take the equilivant of first months rent as a non refundable deposit.

This will be my first owner financed sale in California.The main goals: Control and protection, Ensuring that in the event of foreclosure the process is quick and non-judicial.Anyone who has carried back a note in this state who can share their insights would be much appreciated. 

I have been listening to bigger pockets podcasts non stop for the past 4-5 months trying to teach myself wholesaling and six and flip.