Tics with unrelated parties have some securities issues but with close knit partners its fine.

I just want to structure it properly so all parties get their fair share.  

Purchase would be from the R.M. but you would need to verify the owner is no longer in residence (both parties).I would expect all RM's to be underwater and thus never expect any margin left for FMV sale even it you obtained title.

The LLC would get the main loan from the bank and provide the funds for the down payment, the parties to the LLC would likely personally guarantee the loan as well.

But the IRA can loan funds to parties that are not considered disqualified parties. 3.

The hard part is finding a good deal as everyone wants to live in Brookside.

The more parties and layers you get the more the white turns to grey and then fades to black.

For the most part I find decent information here.I do also suggest that there is literally no replacement for getting out and networking IN PERSON at RE Clubs.

This obviously only addresses third party liability, and not recourse a lender might have.Two potential issues with LLCs are (1) how easy/difficult it would be to move the property into an LLC.  

I am about to pull the trigger on a condo in Pasadena, CA and upon digging into the financials of the HOA discovered that they are funded at about 30% of what the third party HOA analysis firm would consider a full reserve.