What sponsors really care about is being able to attract investors and control their deal without intervention from a marketplace.  

@Mary Stead DocuSign is one of the big players when it comes to electronic contracts.

At that time I had worked in many places they owned and ended up as a Funding Control Officer who approved draws on all kinds of construction loans they offered.  

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.

You should be talking to regional banks as well as the big players and see what both have to offer.