If your nephew continues to live in the property and it is not rented out at market value, it may be difficult to argue that it is being used for investment purposes.It's important to note that tax laws can be complex and vary depending on individual circumstances, so it's always a good idea to consult with a tax professional or financial advisor before making any decisions.

You can only ask for $1,500 anyway, but it will give them something to argue over while still living there.

The request will be initiated from the receiving custodian and will require an assignment of the deed from ABC custodian FBO your IRA to XYZ custodian FBO your IRA. 

REITs are certainly a route too, but than you are buying into the volatility of the stock market and are not efficiently diversifying your investments, should you already have a Beyond that, I would argue most that want to be passive (and can) but don't: it all comes down to returns vs time spent.  

All are valid and I cant argue against them.

If she's signed the documents, you can argue theft as she's taken your money. 

I agree to an extent but I think it is fair for a contractor to at least take a look at the property (one could argue for a fee like $100-150).

I would contact USPS and see if you're even able to register on someone else's behalf, that being said though, it's a small price to pay to have a happy tenant and not have the headache of arguing about it. 

I'm "assuming" I can even assume the loan to use the property as a rental (the seller has lived there for more than 1 year, so that 1-year requirement has been met, I can argue).

Hi @Brooke B. most website searches will bring you to generic abc realtors.