I sell a handful annually off the MLS and thats a solid price!

With over 500+ HUD transactions, I have only had title issues less than a handful of times. 

If you have yet to assemble the team of boots in the ground I would reccomend the flight even more, to see the property and shake hands with "the team".

Hand address these for a better open rate.

I'm very hands off and have automated most process.

Two days after closing, my Real Estate agent/Property Manager was able to find a tenant and signed contract with deposit in hand for one of the units.

This way, you can borrow against your house, and end up with 20% down for a rental property, without coming up with any cash out of hand.  

Had to get the footers engineered , now he has to pay a engineer , in the mean time it rained again and the sides caved in , they have to be hand dug  back out .

@Timothy YenAs a plan provider, I cannot make a specific recommendation as to a company to work with per BP guidelines.What I can help you do, however, is refine your question.I'll start with the fact that there are only a handful of firms that offer quality self-directed plan services, and experience, quality of communications and responsiveness outweigh geography for the most part.Self-directed IRA's come in several formats offered by different types of companies.

Personally I'm going to try my hand at private money lending in the upcoming year or two, wait for a decline in housing prices, and then take on a buy and hold or a fix and flip.