I would like to start connecting with lenders, attorneys, realtors, title companies, and all other professional in the SATX commercial real estate market.  

It seems to me like they broke the lease.

You can't take any deduction on your tax return or claim any depreciation on a property owned by the IRA, just like you can't take deduction or depreciation on a property I own.

I’d like to keep the current fixed-rate mortgage in place and, if possible, have the debt transferred to the LLC as well.

Also, rezoning from RS-3 to RM4.5 is like a .0001% chance and depending on your ward some alderman refuse to consider spot zoning no matter what

A great place to start is https://www.biggerpockets.com/meet which you can use to find like-minded people in your area and every other market across the nation that you may consider.You'll find some helpful tips at https://www.biggerpockets.com/starthere.For tips on how to get the most out of BiggerPockets, check out: https://www.biggerpockets.com/rei/biggerpockets-com-tutorial/The BiggerPockets Keyword Alert System is an awesome tool: https://www.biggerpockets.com/renewsblog/2012/12/1...See you on future threads!

There are lenders that will do 0% origination, but fees and rates are like two levers that usually have an inverse relationship.

Then it likely takes hiring a GC to manage the project.  

I’m open to share my referrals to any who’d like to know.

If you plan to invest in multiple states or require advanced asset protection, consult a CPA or attorney to explore options like a holding company structure.