I've seen a lot of investors chop their arms off to save hands, and a lot investors who never had that arm to begin with.

Your IRA would be allowed to enter into a transaction with your sibling, aunt, etc, but transaction must be 'arms length' meaning that there is no personal benefit to you. 

The sad truth is many people will take advantage of you once they find out you are an out of state investor so make sure you arm yourself with knowledge.

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

We ultimately decided to go with South State Bank with a conventional loan, but we went with a 10/1 ARM instead of the 30 year fixed.

@Ashish Chadda in any case, if the seller has instructed their agent to decline any offer being of a certain contingency, like, FHA and it doesn't qualify, the agent has the right to speak for the seller if given explicit instructions to do so.

No it can not, you are "disqualified person" for your IRA, all transactions involving your IRA must be "arms length". 

Such a plan is purely about: "I can get better ROI for my IRA investing at arm's length in real estate than I can in the stock market".The ROBS plan is not suited for passive holdings for several reasons having do with both with compliance needs of the structure, and that it would the entirely wrong vehicle for such endeavors from a tax perspective. 

The plan could invest into real estate, but must do so fully at arm's length. 

@Matt Harris If you are in a title and escrow state you can have title put a Deed of Trust/ Lien on the property for your family member that way it is documented, and won't cost an arm and a leg.