Remember that all transactions involving your IRA must be 'arms length'. 

but i also don't like the idea of a 30year note but I realize that there would be NO profit if I refinance to a shorter length note.we have lived there for over ten years and it was our first home,so I don't know if that is personal feelings overwhelming business seance

My guess is that you'll make ~$25/month.Mortgage Rate 5.00%Length of Mortgage in years 30Monthly Mortgage payment $386.51(PITI of about $750 - $185 = $565)Taxes $95.83 (PITI of about $750 - $185 = $565)Sewer and Water $- Trash $- Heat/Utilities $-Cap Ex and Ops $150.00 (this you need to save for replacing everything from roofs to water boilers)Insurance $83.33 (PITI of about $750 - $185 = $565)Mgmt Fee $90.00 (even if you want to manage it yourself, pay yourself for the time)Vacancy $72.90 (8.3% is 1 vacancy/door/year)Total Expenses $878.58Total Revenue $900.00 Cashflow/month $21.42 Cashflow/year $257.06 Cash on Cash Return 4.67%

Most newbies don't have the money to sustain the length of campaigns needed to obtain results.

I would advise you against that as well, but if you have the capital to ride out many months of lousy and/or negative returns, you might have a winner down the road.Here is how I see your situation by the numbers that I sort of made up, sort of matched yours:% Down Payment 25.00%Down Payment $60,500 Remainder of closing costs $12,000.00 (commercial loans require a whole set of inspections that are rather expensive plus all the normal fees/checks/invasions)Total Due at Signing $72,500 Mortgage Rate 5.00% (this might actually be high)Length of Mortgage in years 20Monthly Mortgage payment $1,197.82 Taxes $400.00 (this is one of those numbers I'd like to know exactly)Sewer and Water $- ( i was under the impression that the tenants paid every utility)Trash $75.00 Heat/Utilities $- ( i was under the impression that the tenants paid every utility)HOA $- n/aCap Ex and Ops $300.00 ( you have 2 buildings which means 2 sets of things to go wrong.  

For you to provide that free labor to the IRA is the equivalent of making un-documented contributions to the IRA, and would be viewed as a prohibited transaction.Nothing you can do now on this deal, but you should be entirely at arm's length on any future transactions with your IRA.

The rates and terms couldn't be beat and the biggest thing was the length of amortization which is key for a rental property.

The two most common forms that such evidence takes is 1) a recent arms length transaction, or 2) an independent appraisal.

main issue is getting the appraisers to give you a realistic ARV once you sell retail.. that's what our issue has been getting lowballed on appraisals going out the back end.. you have a market that is moving fast and apprasiers are not following along as well as they do for instance here on the West coast were an arms length transaction will usually support the new purchase price.

You might check with local credit unions to see if they will finance given your length/type of employment.