B2B Bank had just introduced liquidity requirements which seemed to indicate they really did not want to be providing that service.TD was the last of the Big Five to offer the ability to write and hold arm's length mortgages.  

The seller is representing themselves so showings must be arranged with them, and offers made to them directly.

If you have to do an ARM, have a Plan B to pivot if you need to sell or refinance. 

There is a guy near me with 6 small houses he rents , he has a waiting list .

It seems like there are so many limitations to buying real estate with self-directed IRAs. 

We have almost exclusively residential but have a few small retail rentals.

We are considering building a small multifamily a couple duplexs, a tri or quad in a small suburb of a larger city (ie Nashville, Knoxville, Atlanta, Ashville). 

Quote from @Daniel Saravia: anybody here had bought real estate using self directed IRA?

Hi Greg,I just want to reiterate what Marcus and Nicholas have said.If you are really interested in getting into RE investing and small multifamily then you don't need a course or mentor. 

Especially on small multi family buildings since most of them are in more urban areas.