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

Sadly many of the larger players are now marketing the houses that are in such bad areas they cant turnkey them to people as fixer-uppers or equity deals.

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 would recommend that you go to one and learn who some of the players in your market are.

-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. 

@Jorge Barboza Jr.Tom is right, determine each player's roles and contributions, including time, talents, and money.You may even decide to have one party active and the other passive. 

Its not enjoyable to do remote rehabs and distressed property in midwest and midsouth markets are sometimes in rough neighborhoods which is best left to the local players only.You can learn about syndications which do involve value play when asset is sold within their time horizons

Do note, however, that Pennsylvania does have a law that restricts who can engage in property management activities for another person.

It's great if you can do it yourself but we have 3 young boys and time is always at a premium.Hire a great PM, have a consultation with a RE/eviction attorney so you know who you can engage it dire times and also get rent default insurance that can reimburse your lost rent and legal expenses should there be a default.