Her motivations and intentions should come out indirectly in the conversation 

If that is a personal purchase you still need some questions answered so you know what you are getting into or what all you must pay for, either direct or indirect expenses.

But there is an additional risk factor not inherent in direct ownership:  the sponsor bringing and managing the deal.  

We were in direct contact with Dan on some of these issues and he is well aware of us.

Per IRS rules all transactions involving your IRA must be "arms length", which means that no disqualified person is allowed to be involved in such transaction, directly or indirectly.

The school renovation budget usually has a fund to improve dilapidated houses in the area, which directly effects property values and indirectly, the level of desirability.  

The little bit we have had we just give them the standard network credentials so they can log in directly and bypass StayFi

.- no life should be used directly or indirectly for purposes of any character or for any purpose other than than an exclusive private residence for one family without the consent of the board of directors.

So your saying I should of just called the listing agent and put the offer in directly?

There is no avenue for in-kind contributions.As a disqualified party, you may not transact with or provide benefit to the IRA, in any direct or indirect fashion.