Give this a read:  The Ultimate Guide to TCPA Compliance and A2P 10DLC Regulations

IRS rules strictly prohibit you from adding value through the provision of goods or services to your IRA. 

Local ordinances may be more strict so it is always good to check with your municipality. 

Cons: there is always a risk of new regulations, there is no appreciation, no tax benefit, andsupply is increasing like crazy everyday.

It will in effect be treated much like the non owner occupied residential loan, with state regulation only.Owner occupied residential mortgage notes are subject to both the SAFE Act, and regulations by the Consumer Financial Protection Bureau.

I've tried to connect the sellers to other buyers a number of times (strictly out of good will--it really does always come back around) and they are never comfortable with this. 

I worked with a condo recently, and many of the rules are very strict and not convenient to a real estate investor.

Lenders I dealt with are pretty strict with financing a company that is not on the offer..

Not so much for the op, but for those following the discussion....very often a small commercial property rarely will trade based strictly on the numbers, at least in my market which is the market at hand.  

That's why real estate is regulated, laws and ordinances are put in place to protect the concept of real property that doesn't apply to personal property.