Maybe you did not explain it right, or maybe they want to see you succeed on your first deal then will throw money into the investment the next go around.

The seller pays extra compensation to the listing agent who then splits it with your agent (this is the way most transactions were done before 2024.

My inspector emails me the report and then I dive in and do the heavy reading.

You should really do your research on rents and then place yours $25 - $50 below that.

And then the third calculation I do is median home price.  

I’m considering offering the seller 85K, the realtor 12k and then put in around 35K to get both up and down units rent ready(might be able to do it cheaper, especially since it’s likely a rental).

I've never heard from anyone who's happy with their HOAs, especially the people who sit on the HOA boards.Unless you love landlording, then sell and cash out while you can. 

Adding even money to a 35% DTI could theoretically bring the DTI almost to 50%Say you start with $3000 debt/$10,000 income(30%DTI)...then add a property that debts a million dollars and grosses a million....you now have debt of $1,003,000 and income of $1,010,000..whats that debt to income ratio?  

If you find a solid contractor and are willing to PM yourself then you can invest there - the PM and contractor were the sticking points.

You might check with your Self-Directed IRA Trust Company/Custodian, they might have a brokerage connection capability where you can setup a brokerage account tied to your IRA, then you can with that brokerage to invest in various public market investments, in some cases stocks, mutual funds, ETF's, treasuries, and CD's.