The subject or self-directed IRA is a frequent discussion here on the forum so I would suggest you simply search related keywords and start reading previous discussions, there is enough content to keep you busy for days :-). 

Example:Purchase:  $10K (cash)Renovate:  $35K (cash)ARV:  $70K to $75K (based on BPO or subject-to appraisal)The actual ARV of this particular lead is $73K.  

I can't post it here but I wrote an article on the subject if you'd like to check it out. :) 

The seller could list the property for $1, subject to bank approval, and it would carry just as much weight. 

You must actually incur an expense in order for it to be deductible.If you want to pay yourself a management fee, you can do so, but you then need to declare that management fee as self employment income (or into another entity if you like), thus subjecting it to self employment tax.As an individual, you are a cash basis taxpayer (unless you make some pretty specific elections otherwise).  

Anyone with more information on this subject please send it my way! 

But that is a different subject.

you should check with Mark Robinson he makes some good post on the subject I think the equity deals have been hit and misswhen you say criteria .. i assume this is your wish list of what kind of returns you would like to get to consider real estate at all

I'd like to get more input on the subject and share some ideas.

@Daniel Y. the escalator clause is written:  "Buyer's offer price is $2,000 above the highest other offer submitted on the subject property, with a maximum offer price of $180,000."