Take advantage of owner occupancy financing and find something you can house hack.Potentially consider option #3:  Lower your budget and look at bit further to the "fringe" neighborhoods of the city to find a more affordable single family home with an in-law living arrangement. 

Hello All!So I just got approved for my first mortgage loan. I got it as a first time home owner so I only have to pay 3.5% down. I got $150,000 but I have had my loan officer write up house worksheets for a few prope...

Whether or not you or the seller feel ok about an arrangement is fairly irrelevant if it's illegal.

A project schedule with arranged draws based on completion? 

All clients were drug tested weekly as a condition of their living arrangement.

Then, assuming you have a contractual arrangement with your buyer, just represent him/her as fiduciary and the seller as Customer, in a normal brokerage transaction.The other option is to just put the property under contract, then assign the contract, but again, this needs to be fully discussed in advance with her broker, then fully disclosed to the seller, so they can't come back later and sue you for making "too much" on your transaction fee.I strongly suspect that your sister will be required by her broker to use standard contracts and forms made available by your state's real estate commission. 

A quid pro quo arrangement such as that would basically be looked at as an indirect loan from your IRA to yourself.

The RE is income for them in a sale-leaseback arrangement.

When you have completed this checklist and have done your final walk-through of the property, please give us a call to arrange returning your keys.

What would a commercial broker expect to get paid in an arrangement like this?