And while in this case the rents could go up, they already have been over the past few years and the city prohibits drastic increases in rent unless warranted by significant improvements to the property and units.

Until the eviction prohibition order is lifted, the only option you might have absent the tenant leaving on their own, is cash for keys.

For what it's worth, I tried to use plastiq.com to pay my wife's company (a business consulting company not associated with my real estate LLC, that I don't work in at all), and plastiq.com thinks/claims that's a prohibited transaction because I'm "paying myself".

@Rick Kane Unfortunately, posting links and/or contact info is prohibited outside the "marketplace". 

You live in it 365 days and therefore it is 0 days rental use. https://www.irs.gov/newsroom/k...The reason this is prohibited is because you are manufacturing tax losses.

The cost of setting up all of these elaborate entity structures and maintaining them can be prohibitive compared to the risk. 

While in some instances it can be possible to pull the funds together into the same investment in many instances that I reviewed such proposed transactions for my clients they were prohibited. 

The personal loan may provide you the up front capital, but be prohibitive from a debt standpoint.

So the fact that it is uneven split suggests that you providing personal services to the IRA by finding and negotiating the deal and will stand the test of the IRS prohibited transaction rules. 

I live in San Diego but the real estate market is extremely prohibitive and too many people rely on appreciation as cash flow from rentals is so tight.