You won't qualify for an FHA loan and if you've got 25% down, you wouldn't benefit from one anyway.

I will focus on how to buy a retirement home in the future while benefiting from a high-performing rental property until you're ready.We have many California clients who plan to move to Las Vegas for multiple reasons.

And the real benefit of real estate that makes it worth the hassle is appreciation.

What are the benefits of a JV?

I'll leverage accelerated depreciation for the tax benefit in the near-term. 

The local who lives there but commutes 30-60 min to another community because they can’t find a job to support their family in their town.That same local knows that a 4plex would be great on that lot that’s been vacant for 20 years and that there are at least 4 families who could benefit greatly from that development.That local knows that Ryan’s plumbing and Katie’s electrical companies that service 75% of the town really needs a new flex space to use as a shop, storage, and parking for their business so that they aren’t working out of their garage and can hire a couple of locals to work with them at the office and in the field.Development is different in our small towns but if locals aren’t the ones doing it, and developers aren’t coming, what happens to our kids futures?

If you are going to rent it and want to take advantage of the tax benefits be aware of material participation requirements and limitations on personal use. 

As a side note typically I do not use my deferred tax dollars to invest in traditional real estate as the benefits (depreciation etc) are all lost when using a self directed IRA - My guess is build to rent will provide little to no cash flow to build the account - it will all be locked in the property. 

I don't like the conflict of interest this comes with, but I can see the benefit as a buyer of getting access to properties that the brokerage is selling.

Additionally, if your goal is to maximize personal financial benefits, consider profit distributions from the property-owning LLC, which may provide tax flexibility depending on your situation.By adhering to FMV, maintaining proper documentation, and structuring the lease agreement carefully, you can optimize tax benefits while staying compliant.This post does not create a CPA-Client relationship.