Look into self directed IRAs, traditional and RothsSee sense financial @Dmitriy Fomichenko, a good teacher

So for opendoor to be comparable it would have to be more convenient and bring an equal or greater net to the seller than the traditional method.

My first question, would you recommend a traditional (20% down) mortgage or possibly an FHA loan that would allow for approximately 3% down?

@Chris MelearAn IRA owner must have compensation from personal services rendered to contribute to a Traditional IRA (IRS Publication 590, Individual Retirement Arrangements (IRAs)).

Where the rest of the money will likely come from traditional mortgages or even more likely, Hard-Money lenders.

it's not the same as a traditional mortgage.  

In south Louisiana we have no faults, just mud.

Assuming you are being creative because traditional financing is not the best option, a subject-to, a lease option or even a master lease may be the best ways to go. 

I first tried marketing it the traditional way with Loopnet , etc and got 0 bites.

Assuming I'm going to rent to them, would it make more sense to send them a traditional one-year lease, or just make it a five-month lease with a possibility of extending it after the New Year if payments are timely and there are no other issues going on?