We sell the property to the tenant buyer with minimal closing costs.Here are the numbers for our most recent project:Purchase price 138kRehab around 40k Closing costs 7kCarrying costs 5kSecond closing costs 7kAll in 197kARV 245kLease option fee that comes to us 4kLoan amount 180kMoney left into the property 17k in the property, 10k in the account, 5k to meSales price in 3 years 270kLoan balance in 3 years about 170kCash flow 140 a month.Estimated profit over the 3 years is around 70k. 

Here in Florida there are some opportunities to purchase a brand new home, cash flow, and minimize your capital expenditures for quite a while.

But I think one of the best ways to use an IRA to buy real estate while minimizing fees is to partner with others so that you don't need any loan at all. another way I'm considering using my IRA for smaller initial investments is to invest in syndications like spark rental, where you can invest as little as $5,000 for each transaction.

NO MATTER HOW HARD OR DARK IT GET KEEP GOING !!  

., but for now, we like to only consider semi-stabilized (with minimal deferred maintenance) or fully stabilized, cash-flowing properties. 

It is my understanding that people refinance and then use those funds other ways (personal living, investing, some to buy another property) as a means to minimize tax obligation. 

Its free and clear so the expenses will be minimal to hold it for a few years.

Quote from @Andrew Steffens: Sorry about your frustrating issue - Airbnb is not only guest friendly but most of the time they will be the one paying for damage so they are going to try to minimize you. 

The down payment wouldn't be minimal if your finances were tight.

Minimizing CostsHolding a real estate license comes with ongoing costs, such as licensing fees, MLS access, and association memberships.