It can get out of control and taking it off if/when you need to repaint the exterior can be a nightmare.

Lurkers: Basically, this is applicable for anything coming up beyond your control, or ability to anticipate, that would cause you to break your promise to owner occupy for 12 months.

This way you have tied up the property and have control over it, but do not have to purchase it/close on the purchase until you are ready at which time he would exercise the option to buy and then proceed to close on the purchase.

I like having the control over the investments, even if it could go south.

@David FlandersWhat you seek is not really achievable within the framework of the IRS rules.If the IRA purchases the property, then a non-recourse loan must be used.Once purchased with the IRA, a property may not be transferred to you or an entity you control, so that you can then arrange for debt-financing in your own name.Your only option would be to find a private lender willing to lend to the IRA at a more aggressive set of terms than a bank.  

However, for this property by beautiful Lake Merritt, under rent control, it will not generate enough income to support a 75% LTV.

It's OK to locate your new business in your living place if you can close it off and have minimal distractions, especially personal ones.Try to stay in control of everything you are responsible for.  

If he wants to have total control over his retirement funds instead of going through a middle man for every investment and every transaction then he may want to explore Checkbook IRA. 

I also like The Real Estate Guys Radio Show podcast that is a different format and also extremely helpful.Brandon's webinars here on the site are also full of great ideas and valuable content.Good luck to you!!

You make your money when you buy...you realize your profit when you exercise your exit strategy down the road.If you do anything now, rationalizing on future events you have no control over, that will recover your loss (overpay) at purchase, you lose.