Then again we (readers) don't know if they have $500K in deposits with the lending bank, if it's the 15th deal with that bank, etc.

But those are a different animal in that if a buyer backs out (even surrenders their deposit) they still have the "marketing engine" running so it's easier to get another person to (in essence) pick up that contract.

Can I set up a self-directed IRA to loan money to an LLC in which I am the sole managing member?  

Things like closing period, earnest money deposit, and reputation of the buyer can play a big role in whether or not your offer is accepted. 

Is that settled direct from the new buyer?

Deals are harder and harder to come by but we utilize direct mail, skip tracing, referrals, social media, door knocking, the MLS and others to get deals.

It is a document entitled "How to get Your Security Deposit Back" and also sets the expectations for how we want our unit's left.  

I have a couple questions about your direct mailing experience if you wouldn’t mind me messaging you.

They are looking to do a double close and appear to want a deposit before we go to closing.

@Tim Swierczek knows financing, he can point you in the right direction.