I had my "team lead" help me with my POF, and the second I sent that to the realtor for the property, they immediately ceased any and all communications with me.

The rub/trick/challenge with buying these properties through our custodian is the time requirements to get funds to the auction (this is a sherriff's auction) - as they have compliance requirements that eat up some time for review, and I don't think the 3 hours to get funds will work.I don't think we can buy the asset ourselves with our own funds, and then transfer over, because it would look like a contribution; I'm not 100% sure on this though.For us, we could guarantee the purchase outside the IRA in the event it didn't get through the custodian's compliance review. 

Can’t plant the seed one day and expect to eat the fruit the next day.

I can have my cake, and eat it too. 

I personally hate properties that have a lot of maintenance issues, it really eats up any cash flow quickly.

The seller claims that she paid for a survey before and it cost 17k and then she was bitter that the buyer walked and she had to eat the cost which is why she is wanting me to pay for my own as an insurance policy that i won't rack up another cost like that for her and then bounce. 

Usually a hybrid or gross lease.It is key to inspect the parking lot, interior and exterior of building, roof, and all mechanical, electrical, water systems, etc.With newer buildings sometimes you can net higher with gross leases or hybrid but in older buildings where landlord is paying lots of costs it can really eat into your net number.You need to meet with an SIOR broker to see what type of lease structure is common in your area for this type of property before your due diligence period runs out.

However if you plan on growing a portfolio of properties over time and can afford to properly set up and maintain the a corporation yearly without it eating most of your profits, then that is the better route.  

What if the refi doesn't cover the costs of the project, who eats that?

Not only did I not value myself enough for PM, but the CapEx and unit turns began to eat way too much in to my “cash flow”.