I believe self directed IRAs are compelling vehicles to make passive real estate investments, but there are certainly trade offs. 

Once you hold the deed to the property you have now established a vehicle to cloud the title.

It doesn't matter at all which vehicle you choose to accomplish this result. 

I am just trying to figure out another way to get into my 2nd Multi-Family faster.This is because in the underwriter's mind you are not planning to live there as a primary but rather the implication is that you'll be using the FHA vehicle to become a landlord and your stay will be temporary.If the file is structured correctly and depending on your circumstances you could buy another mult-family with little down (2nd FHA).Some implications you may have to consider is that most borrowers will not qualify for a 2nd FHA loan unless they refinance/payoff their current FHA loan and an FHA loan is needed because conventional is a min 25% down whether its owner occupied or not.The other issue is do you have enough equity in your current FHA financed 4plex to refinance into conventional?

I want to avoid UBIT (Or all possible business taxes) so I am thinking the best way to approach this is lending him say $20K, secured by the cars he buys, and charging a loan fee of some type (like points or $1,000 per vehicle) Plus interest, for each car he buys and sells.

V/R, John.Mission Statement: No later than March 2015, we will begin to buy real estate below market value; provide affordable and well maintained housing to renters; and create wealth and financial freedom for our family.Investment Strategy: Buy and Hold.Investment Vehicle: Du/Tri/Quadplexes.Goals: Consistently and constantly work to build and improve upon relationships with ‘The Team,’ fellow investors, brokers, business owners, and the community at large.

Are vehicle just broke down and we want something safe for our kids but are afraid to finance becuase we can barely pay our monthly expenses now...

There is this underlying thought process that you cannot LOSE owing real estate and that is just not the case as many veterans have stated we have ALL lost money,,, Many of us Milliions when it the GFC hit.So there are lots of other ways to make cash flow using RE as a vehicle other than owning rentals..

When viewing properties have a pair of jeans and boots available in your vehicle.  

Just look for Estate planning attorneys, they'll which vehicle to use.