If it is not adding up, and you can find an attorney specializing in that type of thing, it may be worth paying for a little of their time.

https://www.sensefinancial.comYou don't need a tax attorney or a CPA to set one up - just the plan administrator/custodian.You do need a CPA who specializes in self directed retirement accounts to make sure you are complying with UBIT and UDFI rules. 

Many of the people on this thread specialize in LTRs.  

I have personally specialized in SF homes for over 15 years now with Texas being one of those markets. 

However, when the new owner sells, they will owe capital gains tax based on their share of the basis.Given the complexity and IRS scrutiny of 1031 exchanges and drop-and-swap strategies, consult a CPA or attorney specializing in partnership taxation to ensure compliance and maximize tax savings.This post does not create a CPA-Client relationship.

I specialize in single-family homes and long-term rentals that are turn-key ready in over 10 markets.If you'd ever like to connect or have any questions about turn-key investing, I'd be happy to help!

I even have clients that are real estate brokers but they do not have my specialized knowledge of the NNN space so buy through me.

IRA Loan (Non-Recourse Loan)Some lenders specialize in non-recourse loans for IRAsThe IRA itself secures the loan, but expect a higher down payment (35-50%)3. 60-Day Rollover (Temporary Option)You can withdraw funds from your IRA tax-free for 60 daysIf you return the funds within 60 days, no penaltiesRisk: If you don’t replace the money, it’s taxed as income + 10% penalty (if under 59½)4.

I consulted with an attorney here in cali that specializes in setting up LLCs.

We run a special kind of co-living property management that has houses mostly run themselves, 97% occupancy, and over 2 year average tenancy.