Which I'm evicting for non-payment.

Beneficiary would receive current balance at time of death IAW Roth IRA rules.All sounds good but I’m not familiar with Athene’s possibly non stock investment vehicles.  

The risks are:- non payment by buyer and must foreclose- lender calls the note dueThe answer to the 1st is to make sure there is a good down payment so dollar wise this does not harm seller.The answer tot he 2nd is to use a land trust and appear Garn St Germain compliant.Just my 2 centsAlan

I personally like to look at every investment opportunity for the viability of the investment and then determine if better for Self-Directed IRA/401k, or if better for non-IRA funds.

Consult a CPA who knows what he is doing and file this:  Notice of Inconsistent Treatment I have done this several times for investors who got screwed by the GP. 

There is currently 1 washer/dryer set, regular/non coin operated, in the basement.

It's been pretty tough to find anything that cash flows lately, so we're going to move ahead despite this after being told it's not an uncommon situation in this particular submarket.We'd like to try and up zone so that it's no longer non-conforming.

However, the exact treatment may depend on your accounting method (cash vs. accrual basis), but most individual taxpayers use the cash method, meaning they typically report expenses when paid.

If I recall I think the Cleveland housing court found another loophole to allow them to halt evictions on non lead certified properties by not allowing the owner to register them.

None roll to a permanent loan that I know of today for non owner spec.