In addition, if you are self-employed with no full-time employees you may wish to consider opening a Solo 401k instead of a self-directed IRA as it has several advantages over an IRA LLC such as much higher contribution limits, direct checkbook control (i.e. no need to have the account at a specialty trust company), ability to take a 401k loan, exclusion from unrelated debt finance income tax with respect to investment in real estate acquired with non-recourse financing, etc.In addition, please note if you purchase debt-financed real estate with your IRA, unrelated debt finance income tax should apply to the income attributable to debt-financed real estate held by your IRA.

I’ll have to find another way to contribute.

Say it ain't so....SMDH  - FOLLOW THE MONEYIt is not the entire reason but is a huge contributing factorOne person who is financially benefiting from every stock market rally is Jay Powell who has tens of millions in ETF fund long holdings, including $SPY, $RUT & holdings with Blackrock the same firm he selected for doing the Fed's ETF buyingLINK TO HIS FILINGS https://extapps2.oge.gov/201/P... https://wallstreetonparade.com/2020/05/fed-chair-powell-has-upwards-of-11-6-million-invested-with-blackrock-the-firm-that-will-manage-a-750-billion-corporate-bond-bailout-program-for-the-fed/

Depending on your contract, you might be able to ask Seller to contribute towards your closing costs and keep the price the same, this is a minor change that a lender can process pretty quickly.

Unless the business is profitable, it often requires personal contributions. 

There are many reasons why, but all of them contribute to the high cost of real estate here.

Living off the system while making no "real" contribution....

Put EVERYTHING in writing and set time deadlines for each and every stage of the remediation work they are contributing.

They do not provide meaningful oversight or guidance with respect to tax code compliance.A checkbook IRA LLC is an enhancement on the above structure that is generally more time and cost efficient for investors with a more diverse portfolio.

If they aren't, you don't have to do the deal - so you put them in the position to decide whether to value your added contribution or not.