Very unlikely unless you find a private lender/individual to do this as a one-off. 

Coming from other areas and moving here, I've found Kentucky to be very friendly in the out skirts however my experience is limited to Lexington and Southern counties.

You rarely will get both (at least not right now in this current market).If you want to explore different opportunities within various areas of the Valley, get a seasoned investor-friendly Realtor who is competent. 

Hey @Matt Agnew I would get a friend or someone who knows you to lend THEIR IRA money to YOUR IRA.

Find a partner, find co-workers/friends/relatives you wouldn’t mind living with, find a property you can buy for less than your current rent.

RISKSPrivate Letter Rulings There are three (3) Private Letter Rulings (“PLRs”) that address this 1031 Exchange structure, which are as follows: Private Letter Ruling Number 2014-08019Private Letter Ruling Number 2003-29021Private Letter Ruling Number 2002-51008PLRs can only be relied upon by the individual taxpayers that requested the PLRs.

It is unfortunately a very risky thing to invest with individuals.

Granted, once I know you as an individual are tied to a transaction, then I can see what you have done in the past and any future transactions.

If you are in the CLT area and are looking to connect with othr like-minded individuals, I would love to grab a coffee with you!

Buying a property as primary, renting a bedroom or two to friends is a good way to start building your RE portfolio.