@Frank SanchezHi Frank,My issue with the book is that there is no framework that an investor can follow.  

In this, I am not as concerned right now with the legal framework as I am with the organizational view.

@David FlandersWhat you seek is not really achievable within the framework of the IRS rules.If the IRA purchases the property, then a non-recourse loan must be used.Once purchased with the IRA, a property may not be transferred to you or an entity you control, so that you can then arrange for debt-financing in your own name.Your only option would be to find a private lender willing to lend to the IRA at a more aggressive set of terms than a bank.  

Credit to Brandon as I believe I got my framework from his site.

Utilities costs (Gas, Electric, Water) for the past 6 monthsThis part of your motivated seller questionnaire gives you the information with which you'll be able to decide whether the property needs a short sale, whether seller financing is an option, and how to structure a deal or an offer that can work for both you and the homeowner.You'll also need this information to properly market the house to your investment property buyers.If you're a new real estate investor, I hope you arm yourself with the information on this page to work out win-win-win solutions for your sellers, your buyers and yourself.Motivated Seller Questionnaire Red FlagsThe power of the motivated seller questionnaire is that it helps guide your interview process, and gives you a framework to make the screening as conversational as possible (In other words, it's a script, without the mechanical sounding words and phrases).It helps you in the 4 following ways: Avoid Outright deception by prospective property sellers Properly screen your inbound leads for seller motivation Helps screen out irritable, irrational, potentially psychotic people you should never, ever deal with Helps you build rapport with target ideal candidates Supplies information to help structure your dealsAvoiding Outright Deception I've had a property owner tell me "..All the house needs is less than $5,000 dollars in repairs, and it's ready..." on a house that clearly needed so much work ($35,000 to $40,000 dollars) that no buyer or agent had ever called him back.Better Motivated seller screening Being a successful real estate wholesaler is a matter of alignment.

But what we try to do is help our clients not have to go through the steps above... streamline it for them... let them personalize and customize things within our framework that is proven to work... then train and help them as they implement their marketing. 

This will help take away some of the uncertainty you're facing.I'd pick up a copy of Set for Life by Scott Trench as it has a good framework for financial independence, especially for a newer investor.

There are several good books to give you good frame work.

So, just like today, I get contacted about openings but I haven't had a framework to track inquiries.

@Andrew Postell gave you a good road map to start off with and general framework to work within.