You will find what you're looking for at the marketing session I mentioned in other thread.

If you do propose to stay involved with the deal, what are your qualifications that would lead an investor to engage you in performing the functions you see yourself executing?

You can engage them to perform the study, but find out exactly what they'd be able to do for you, first. 

Now we are looking to take a more business focused approach and we are actively engaged in looking for cash-flow properties from long-term rentals in Granada.

Now my sister is engaged and she will get marry soon.

Your "1 out of 100" comment is spot on.The danger is when people become encouraged to engage in investments they are sorely under-prepared for.

This is brainstorm session #1

Agree with @Carl Fischer that you should engage a tax CPA or EA to examine your unique facts and circumstances...However the distinction between who owns the roof is important and determines tax treatment. 

-I got engaged this year.

What you seek to do is not possible in an IRA as it would create a prohibited transaction.A Rollover as Business Startup (ROBS plan) would allow you to use your retirement funds to capitalize a true real estate development company that you are engaged in, and that company could buy a truck.