OTOH, if the deal does go belly up, you and the seller may end up talking to a judge.

Even a belly laugh and a "I wouldn't pay half that!"

I can do 1-2 rooms of baseboards easily without running out of juice.

Have these funds ever went belly up and investors lost their money? 

I would rather make a quick $15K than a slow $25K because I can recycle the money into the next deal quickly and juice my returns.I think the bottom line is, you really need to increase your marketing so that your lead funnel is constantly being filled with motivated seller properties. 

@Clarence BellI would recommend against what you are considering, as it would be likely to create a self-dealing, prohibited transaction.IRS rules prohibit and direct or indirect benefit between a plan and a disqualified party.In your situation as described, it would appear that the IRA and possibly you as well would be unable to purchase the property independently without access to the funds of the other party. 

and that tree: huge rot issues with the belly band and fascia up top. 

That way when you start accomplishing it you'll feel more of that fire burning in your belly!

The only thing that gets my juices flowing :) is money.

@Mark S.Golden opportunity to squeeze serious juice out of an incompetent seller for a triviality that they obviously think is a big deal.