banks will report any cash transactions over 10k.

As licensed agents, we can make money doing short sales or brokering transactions at fair market value.  

If nobody at the mortgage company you are using can give you a LE (Loan Estimate) form showing your estimated transaction costs for this purchase based on your intended offer price and today's interest rates, PLEASE get a new mortgage company to work with.

ADDING ECONOMIC CONDITIONS - ALSO DECELERATINGNote that the home transaction price in right axis has different scale..Fortunately, the leading index for the state is still holding up, and hasn't showed that downward trends that foreshadowed the last decline as early as 2005!!!

I know as far as any real estate transactions if licensed you must legally go through your broker any help with this please and thanks/ would like to do everything right and correct

However, I plan on using a hard money loan on this transaction as well.

Once you begin a transaction you will be able to provide your account information and at closing you will be wired the money.

It's much more cumbersome using the SDIRA -- you'll be subject to all those prohibited transactions under pub 590.

If it works out, then you may have a lender for not only this but future transactions.

i keep reading most everything that i come a crossed, which i weird for me because i am not the reading type and never have been....