However, using a self-directed individual retirement account (SDIRA) or an e-QRP (enhanced qualified retirement plan) for real estate investments comes with certain complexities and considerations.

This can also be enhanced by rehabbing the property to get market rents.Regarding 1., I think this is a great place to start.

Equity and Risk Management: How might this structure enhance equity in the project and protect all parties involved?

Also, since new builds haven't hereto been my thing: What are the chances that a builder will let me sell/deed them the lot, build, and then I buy it back with a conventional mortgage (which I think may be the cleanest path forward if it would work)?

Responding with, in essence, "Yeah well these allegedly rich guys I pay to talk to me say nah, bro" does not enhance your position.

@Mason Hjelmeland Well, some people like properties by the college and rent my the room, but I really prefer houses further into town.

And up to the newer more enhanced codes to boot.

.* If you get to the point where you want to purchase a larger apartment or commercial property and need more cash for the down payment (or enhanced credit support), then partner(s) can enable you to obtain bank financing and purchase a much larger asset.

I know that's with an "enhanced" adjustment for cap-ex but it still (in real dollars) doesn't put you too far ahead.  

You've come to the right place to enhance your business.