Violate this rule and you will blow up your IRA.You can't comingle your personal funds and the IRA funds, another non-no.And you can't do a business in your IRA.And you can't do personal work on IRA property, don't lift a hammer, don't act as GC, nada, nothing, And you can't have dealing with prohibited people, like relatives and business partners.And YOU can't benefit from the actions of your IRA.  

There would be some conversion costs, but not cost prohibitive.  

@Jason JenningsThe following IRS link explains the solo 401k prohibited transaction rules. http://www.irs.gov/Retirement-Plans/Retirement-Pla...

LLC's are prohibitively expensive in my state (CA) and we want to use the trust to ensure income for our children in the future. 

Account Closed Transferring a property from a borrower to an LLC is not illegal but may trigger an acceleration because it is a prohibited transfer.

BUYER shall pay the following through escrow (unless prohibited by VA/FHA regulations): a) one-half of the escrow fee; b) one-half 90 the cost of insuring premiums for Owners Fee Policy of Title Insurance; c) all recording fees for the deed and any mortgage; and d) 91 other"Thanks! 

When the lease ends with with the tenant does the owner have to keep the tenant or do I have give a 60 notice to tenant before the lease ends to leave the premise and will California law AB1482 prohibit me from removing the tenant even my lease ended?

That sounds like a good person to start with in helping me search (provided it isn't too cost prohibitive on my wimpy budget!).

Many if not most MHC's have rules that prohibit sub leasing.

If the HOA does not expressly prohibit renting the property or from having a bunch of people staying in the property, you just need to figure out a solution for the parking that doesn't annoy the HOA and the neighbors.Mike