Your best bet is to try to get her to move out and squash whatever she owes you.

In addition to the obvious contribution limitations, the dangers of self-dealing, and general ease of “messing up,” a self-directed retirement plan also eliminates the ability to take advantage of significant real estate benefits as depreciation and many business deductions.Jeff

Otherwise you will be limited to some flips and some REOs

I would do a limited amount if I had a property with challenging space(s).

So see hard money as a tool that allows you to leverage your limited capital and increase your ROI significantly.And by all means, develop your own sources of private money over time.

The county also has its own MLS separate from the rest of the state which limits "outsiders" from seeing what's going on.

I'd bet this is 5300 Wonder.

If they like, they can be in an active role with limited duties.

They should be able to advise you if the limits are reasonable and ordinary.On the issue of term, you should be able to negotiate an immediate termination provision for cause.

You don’t know what the limits are.