We're a preferred lender with them, though not for too much longer due to said out-of-country buyer wanting to bring all lending in-house.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

If you did want to see what getting a loan looks like to have the ira buy real estate then you can talk with these lenders. https://www.biggerpockets.com/member-blogs/2810/50272-list-o... 

If the borrowing entity were to default on the loan, the lender will hold each responsible.

Here is a summary of the book.https://www.nateliason.com/notes/long-distance-real-estate-investing-david-greeneThe book also mentions the importance of having a rockstar Realtor, contractor, lender, and property manager.

It is true your lot could constitute your contribution on the deal, but if you have a construction loan you're going to need to front the money along the way and get reimbursed by the lender as you're doing your draws. 

Here is a summary of the book.https://www.nateliason.com/notes/long-distance-real-estate-investing-david-greeneThe book also mentions the importance of having a rockstar Realtor, contractor, lender, and property manager.

99.5% of loans are NOT assumable without lender consent.  

That way you only need about 10-20% for the down payment and the hard-money lender will cover the rest AND they will cover the cost of repairs. 

In CA, the housing rules already allowed occupancy at 2 * numBedrooms + 1 (A LL cannot reject a tenant for over occupancy at less than this number of tenants).