PM me if you'd like to to see the process we followed.

On the one I sent that has financing involved, all other % such as Purchase CR and ProForma CR come verify exactly on my calculator but on the Cash on Cash I am getting $13,218/$223,375 and that is 5.9% on my calculator, but BP calculation is 5.45%

I'd have no problem asking someone to verify my assessment but confidence in my own due diligence builds stronger as I run the numbers and  continually evaluate myself.  

Anything over a 7 cap is gone in seconds, 6 caps are rare, and 5 is more common, but again always verify verify verify the underlying numbers provided.  

We document, contact police to verify the assault, and defer to the legal system. 

Educate yourself on self directing your Ira, find a custodian that allows true self direction that you like to work with, open an account, transfer funds into the account, verify you can get a non recourse loan and buy the property. 

Will sellers accept it or should I get a verified letter?

They have the noi, rent roll, and gross income, cap rate etc listed but it seems like you would need to request some actual forms to verify all of their numbers 

If I didnt live there I'd have to to a traditional loan?

As far as renting it, do I need to verify (test) if it does or not.