Account Closed could you provide a link to the upwork profile of the person you are using to put together these pitchbooks?

Sounds like a lot of moving parts and hoops for the amount of tax savings, but that's just my risk/reward profile speaking.

You will benefit from better rates and lower cost lumber now, so that will help make up for some of the added carry and perhaps the market conditions have even improved? 

But we already get deductions for maintenance, repairs, and improvements.

Buying quality assets with a larger amount down, making improvements, and paying off debt could get you there relatively quickly. 

Our team transformed the property by investing $35,000 in targeted renovations, focusing on modernizing its appearance and improving functionality.

They typically do a soft pull close to the closing date to ensure there are no new debts or significant changes in your credit profile.

Marketing and home improvement activities may count as well, provided they are directly tied to property operations.2.Time Spent by OthersThis ties back to keeping a logbook.

If I understand correctly you'd be purchasing the land, and improving it and splitting it into the appropriate "buildable lots". 

@Richard NguyenHere are some of the downsides of putting real estate into a self directed IRA or 401k.No tax deductions: You can’t claim deductions for property taxes, mortgage interest, depreciation, repairs, improvements and other property-related expenses.Property expenses: All expenses, repairs, and maintenance costs must be paid with IRA or 401k funds, and you must pay others to do repairs and manage the property.