It was never described as per property and that’s doesn’t really seem to affect the total.

I have never heard of any state where you cannot invest with a SDIRA account. 

However, upon transferring it back to your dad, the basis is not relevant anymore.In the end I would highly recommend you reach out to a tax professional here to get this sorted out.

Never made it that far as their was no real value in the first two phases.

Most people do not.playing games with rates to cover fees in my opinion is never a good idea and is a lesson is in futility. 

However, I feel like there's a lot of potential to run into a lot of walls/pitfalls that can cost a ton of time/money if I do this route.At the end of the day, I want to put a lot of emphasis on using the newest technologies to streamline the business as much as possible. 

I, the owner, living in one unit of this two-unit building, was never told this.

Also, keep in mind that you should have enough profit (NOI minus principal and interest) to be able to realize a reasonable rate of return and still be able to set aside some money for capital expenditures - for example, money for new roofing, paving repairs for drives and parking areas, etc.In the end, you have to get to the other side of analysis though.

We found out that one of the kids mother's rented the house and was never on site. 

At the end of the year, he would file a tax return and get the withholding back from the IRS after paying capital gains on the 15% withheld amount.