because there are two groups - those who are out buying real estate and doing deals and those who are marketing a lifestyle or dream to get people to pay for something that rarely if ever happens.

How do you think the 2 relatives will feel about having their rent raised or being required to pay rent period?

Don’t pay attention to what other people do.

When the IRA invests in real estate using debt not only does it have to be non-recourse but the IRS says, you can use leverage but since you aren't only using IRA money for this investment the retirement account is going to pay UBIT on the income generated because of the debt. 

I liked the tenant, school is starting back etc, I told them they could pay first month and security deposit and I would let them have the rest of August for free.

, status of major building components (roof, HVAC, structural, electrical, plumbing), accounts receivable aging (are all tenants paying or is the $20,500 schedule rent?)

People claim that 1031 investors over pay all the time just to avoid taxes.  

I assume you would have to pay cash, because you have to spend all cash received to avoid taxes.

If you aren't paying cash and are doing owner occupancy you may be able to use FHA instead of Conventional with a higher down payment. 

Now, you need to figure out how to find deals and pay for them.