Some consumer sites have better search functions and are certainly improving their services on a regular bases.It all depends on what you are looking for.

General rule (for more reasons than one):Buy and hold rentals=LLC or hold in your personal nameFlipping=S-Corp (although this depends on some other factors as well such as your total profit and W-2 income) It may not be worth it depending on your situation.

One idea that comes to mind is to find a property where you can add appreciation by making improvements to the units or property.

Lenders are following the rules.

They even cashed me out a little to make some final touch improvements.  

And what are the variables that need to be present to fall under the rules for commercial valuation?

I am willing to do YOUR legwork at no cost and follow rules to a T.

Rather, all improvements are added to your tax basis.

What improvements have they done to the property?

@Jennifer UmbaughTo learn more about the IRA prohibited transaction rules, see the following. https://www.irs.gov/retirement-plans/plan-participant-employee/retirement-topics-prohibited-transactions