It would not work for an arms-length sale to a stranger, but it might be a compromise for you.

You, and your immediate family members are considered to be "disqualified person" to your IRA/401k and per IRS rules all transactions involving your retirement account must be "arms length" (without involvement of such person).Yes, it is possible to finance the purchase of an investment property in your retirement account.

We have saved a nice nest for safety & capital.

Put several containers of Arm and Hammer Baking Soda in the fridge and let it run.

Indexed universal life insurance provide safety for disability/death in case life happens, but also has cash value which is invested in index funds as well. 

I'm working a BRRRR right now that I'll have to finance through the commercial arm of my bank at a higher rate on a 20-year note so I can get out of the hard money loan I borrowed quicker than six months.

Personally, I rather buy at a better school for a bit higher price on the expenses of cashflow - but that's one way to go about it. 2- I try to avoid liability, and additional maintenance cost, and also the local municipality may demand from time to time to add more safety features and make changes that I can't avoid and it will add expenses. 3 - there are many factors at work when choosing a property.

Lower risk areas and properties, investors will be willing to pay more for that safety, thus a lower cap rate. 

The forums do get repetitive and don't always accept ideas out of the BP norms with open arms.

The city can also enforce that you have to make certain improvements mainly around fire safety that will be costly.