Although there are still challenges (as with most older towns) things have been steadily improving for many years now - most residents love the place and are excited about the many amenities & general direction of the area.I would love to find a local wholesaler or other sources of good deals - any suggestions on where to look? 

So, the basis would still be your adjusted basis, no step up to FMV.In general, the IRS doesn't respect "self-dealing", which is selling assets to yourself, a family member, or a company you control.These issues get complicated, which I love because I get to charge my time helping clients through these issues!  

I'd appreciate any information or direction to get this thing handled correctly.  

If so, please message me directly.   

A self directed IRA will allow you to invest in real estate.

I do have other significant assets I want to protect, so I know I want to go the LLC direction.

There is no such thing as a "self-directed 529 or Coverdell", if that's what you were asking.

Be persistent with Direct Mail.

looks like you need to find a bit of direction though and set some goals for your near future.  

So we all know that connections in Real Estate are like the number one thing, so what I did when I first started (which was like 2 weeks ago lol) was I went to one of the richest guys in my town and asked him if he was in the business, happened that he wasn't but he directed to someone that was.