I recommend talking to local banks, they are usually much more lenient on their underwriting criteria and can offer more favorable terms as opposed to larger institutions. 

I am looking to speak with someone about their successes and failures with using a Self-Directed Roth IRA as a way to invest in Real Estate.I am attracted to this account because one pays the taxes on the front end opposed to a Self-Directed IRA or a 401K where one is required to pay taxes on the back end.

But I would put money into the operating account and then let the LLC use that money as opposed to you writing any personal checks to the landscaper or the plumber.

Do you mean partnership for taxation purposes or just that he would be your "partner" in the business as opposed to just a lender? 

At least you figured out all this stuff now as opposed to $250,000 in more debt down the road. 

Unless you pull the equity this is a "true" negative cash flow property as opposed to the artificial cash flow numbers you are buying with the equity.

The demand in LA is significantly built up by foreign money, as opposed to the people living their.

Also in reference to your 0 down I am not opposed to the owner-occupied properties.

He actually gets the benefits of investing as oppose to just spending what one makes.

You may want to remind the seller of the tax consequences selling a package like this all at once (as opposed to taking payments using seller financing).