Yes, except for your annual contributions, all funds must come from and go back into the IRA.

I can see now there isn't a easy answer, except to get a title policy and keep an eye out for fraud.

The most forced appreciation will be on vacant and semi-performing value add deals ( an exception might be selling off to a developer as an exit for a higher use) but trying doing that from states away is a much bigger challenge than in your own back yard.Do you have time??

Can you help me understand how the situation I described is not governed by the information below, but rather is governed by some exception?

Except, I'm the developer and investor, but not the builder.

Yes (except the property was father's) and it is already paid off in full so there is no current mortgage on it.I suppose the other way would be to pay cash now to buy them out and later down the road get cash out financing though a bank, this way it doesn't involve them.

Those wondering about title insurance requirements, the property is sold with the cloud on title and is excepted from coverage, similar to a Sub-to transaction with existing liens.

Unlike Regulation D Rule 506 private placements to accredited investors following the JOBS Act, crowdfunding does not allow advertising except solely to direct investors to the appropriate broker/funding portal.I think careful combination of "inbound marketing" using social media tools, and collection of the appropriate informed consent from investors will make this ok.

The property is what we would be after ... it's all hinging on the municipalities willingness to entertain a zoning exception.

Unless there is some kind of exception to the Colorado SAFE Act (like you can use a "hired" MLO) your chances of finding a lender for an OO purchase are slim.Off the top of my head Alternatives (for you and your attorney to discuss): buy the property in an LLC or other "non-person", have the lender lend to the LLC, and have LLC membership/ownership as you and your wife, with an additional member being the lender upon your demise (or other events (including insolvency, etc.))