With the majority of my assets being tied up in 401Ks and Roth IRA’s I am looking into converting those Roth’s into a Self Directed IRA with Checkbook control.

I have to admit that I'm still not convinced that this will work because I'm not getting  insight or deals brought to me, but maybe that will come as I do more deals with one agent and create a stronger relationship. 

It doesn't seem like the best place to tie up my cash for given yeild.

Otherwise you will have that money will be tied up on just one property for too long.A tip I would give you is to consider the market you are entering because it will tell you what exit strategy to use.

How do you determine if real estate is tied to a probate case?  

That way I can walk them through the details and assist them in understanding what's happening; I can also give them the market value for their property and show them what the value looks like to a specific investor versus what they are likely to get through listing the property formally.But I see how that can strike the wrong chord because the woman bringing you the deal seems to be tied up with the buyer who's writing it.

After they stay for so long they can use the credits to purchase. the key is not tying the renter to purchase the house that they reside in.  

Do you have ties to Amarillo?

Now I felt like it was not the BEST move having most of my capital tied to one property but I knew I could find a buyer for $12K or just rent-to-own to a buyer with a nice down payment.  

Under your plan I would be collecting about $1,700 more a month from the tenants and have my equity tied up.