Things that contribute to that are- tenant pool/quality, quality of the property, market stability, etc. 

It is a bank owned property and they said $300 would be all we need to contribute to closing.  

@David WinstonSelf-directed IRA is still an IRA, the same contribution/distribution/tax rules apply to it as for conventional IRA. 

Well...I would say yes once occupied, or at least in liveable condition...appliances should not contribute...What is the land use code on the property...is it already listed as a rooming house or 4-19 unit with the auditor...and why are you seeking a commercial loan...non-recourse?

And I owe it to my friends, family, and community to live up to my potential and contribute my talents to the world.

What are gross rents (including your contribution)?

You are smart to step in to help advise but that is the best you can do unless you both are contributing to your household expenses and the difference she has to pay towards the condo will create shortage in your household. 

@Timothy Young since I have no capital do you have any thoughts on what I can do to contribute?

I contribute $1k to my IRA. 

Seller contributes property, buyer/flipper contributes work and rehab costs.