When an IRA engages in a trade or business on a regular basis, there is a tax known as UBIT that applies. 

If it went to court, are you going to claim the child read and understood the lease?

She claims it’s already house broken.

I have been contributing regularly to it.

I think there potentially could be additional benefits down the line and in some select circumstances where I would negotiate my own deals, but I would not be inclined to do this regularly (if at all).

I regularly engage my previous CPA and need someone I can actually bring documents to physically when I have questions.  

Answer: they would screw the owner out of the money and then post on BP claiming they provide a "service". 

After closing I want to quit claim the property to a trust. 

If the property has been vacant she can still claim her exclusion. 

It's hit or miss, it really is a numbers game, you have to commit to doing it regularly for a long period of time, and not get discouraged when it seems that the only responses you're getting aren't really deals.But it can definitely pay off if you're willing to commit to that.