I wasn’t prepared to lose so much of my savings as carrying cost basically I paid for the tenants to live there for 3 months + my own living expenses in that time.

Confirm that the IRA LLC provider will prepare all of the documents needed to not only form the LLC (articles of organization, SS-4 to obtain an EIN) but also the documents needed by the trust company to process the investment of IRA funds in the LLC.3.

But you cannot exchange from an investment property into your primary residence. 

Tenants are stable long term residents, and property is located in a desirable school district.

@Carl RowlesI recommend a HELOC or Heloan on your primary residence or the rental if you have enough equity in either.

We are preparing our schedule to start visiting, and we sre planning to start with Rochester!

Show up prepared, ask thoughtful questions, and take detailed notes.

Been a lifelong resident and investor here since 2009 Ill send you a message 

The inventory is also very old, so prepare for heavy Capex (but it sounds like youre ready for that anyway).

I was just looking into this, and it seems that Oakland will only allow ADUs on properties with a single family residence (not multi-unit properties).