Agree with @Carl Fischer that you should engage a tax CPA or EA to examine your unique facts and circumstances...However the distinction between who owns the roof is important and determines tax treatment. 

For instance in Washington state they seem to have really chosen dumpy depressed areas which will be a challenge ti take advantage of; while here in neighboring Oregon they have designated some very mixed areas that seem to provide some real juicy opportunities for tax advantages.

The market there has some interesting numbers, but also some challenges. 

Contacting the owner directly can be an challenge. 

-I got engaged this year.

I am passionate about challenging myself and wish to purchase my first property within the next 10-12 months or so.

Until you hit scale and learn the ropes, it can be challenging." 

Haven't experienced it yet but i've heard the most challenging deals are the best ones!

I know that can be a challenging transition.FSBOs - haven't done one myself but I used to be a licensed agent in Texas so I dealt with FSBOs on both the buyer and seller side.Biggest issue with FSBOs is pricing your property correctly.

What you seek to do is not possible in an IRA as it would create a prohibited transaction.A Rollover as Business Startup (ROBS plan) would allow you to use your retirement funds to capitalize a true real estate development company that you are engaged in, and that company could buy a truck.