Best of luck.Disclaimer: The views and opinions expressed in this article are those of the author and do notnecessarily reflect the official policy or position of any other people, institutions, organizations, or companies that the author may or may not be associated with in professional or personal capacity unless explicitly stated. 

You must have the intent to close and the capacity to close.

I can guess that this move involves the military in some capacity .... well welcome ....

All transactions involving your IRA must be "arms length", which means that "disqualified person" can't be involved in the transaction in any capacity.

You're not going to get the whole pie in that scenario, but it will get you into a deal you may not otherwise have the capacity to land.But to your original question – it's not crazy to propose owner financing.

In order to sell a property, you need a seller who have standing, that is, the capacity, powers and authority to pass marketable (insurable) title. 

This essentially means you limit the redemption capacity of the investor.

Here are a few things to consider:If, at the moment, you have capacity to own 10 – 15 units, I would stay with small multies for several reasons:A.You can finance them with 30-year salable Fannie/Freddie mortgages.B.Don’t put all your money into one asset – several smaller multies will offer diversification.C.If you buy the right ones, they will tend to be more desirable to a wider cross section of tenants.D.Per unit CF is higher in small buildings than large.E.The management learning curve may be too much on a larger buildingF.They are easier to liquidate

Take this real estate strategic investing financial tool into your new years’ plan.Financial analysis helps investors assess risks and opportunities, compare different investments for returns and cash flow, and make informed decisions about real estate investments.Financial modeling includes the following critical components:Income projectionsCost AnalysisLabor AnalysisOperating Cost AnalysisCash-flowsCapital structureIncome projections: Valuation of an asset depends on its capacity to generate future cash flows.

Most people I've met don't even have that capacity.