The IRA gives you 16k for an option to own 20% of the equity at a future date. 5 years goes by and you decide to sell.

Just explain to your future buyer like you did here if needed.

Future investment property or is it more like private money/loan.

Looking for a good commercial lender to work on this deal and potentially future projects as well.

I am currently a personal trainer and have invested a lot of time perfecting my craft but know that in the future I want to be able to have freedom to build a family.

If you shopped only on interest rate, you could find out there were some built in penalties to protect the lender in case you refinanced in the future. 

I I use a future value calculator to determine my offer price based on my annualized yield requirements.

From my experience some investors fear "the rumor" that Miami will go under water,  others fear that zoning laws will change down the road and the  laws will be different,  some are afraid the current "airbnb qualified " properties might not allow short term rentals in future. 

Should I be worried about dramatic future increases in flood insurance, or should I run numbers based on today's insurance cost? 

I look forward to passing it on in the future.