I would not incur the transaction fees if it is a good investment.

Search for recorded transactions in your farm area.

I've only done a few transactions. 

That's the only way I know of to be involved in a RE transaction without having any of your own money, but it's hard work.

If you feel that the overall mix of security and income production of a rental property will outperform what your IRA is generating today in conventional assets, then it is a good move. 

Part of me thinks a cheap solution could be skim coating the wood with some form of product to get it a bit smoother and then paint with a lower sheen.

I wholesaled merchandise in the 1990's and needed to know a ton more about my product than my reseller clients. 

No FHA will be reasonably consistent as will most other loan products, the only thing you can expect to vary from lender to lender will be their fees and possibly the interest rate (but usually not by much). 

Another lender I know of just came out with a similar product.

Cash-out refinance transactions involving installment land contracts are not eligible for delivery.