Creates more of a hassle than the benefits it provides. 

It will still be a tax-sheltered retirement plan and everything has to be done at arm's length and exclusively for the benefit of the retirement plan. 

Keep in mind that it would not be "your" investment, an IRA would own the property, the income would belong to the IRA and you personally would not be allowed to benefit from the IRA or any investments it owns. 

I am about to get my real estate license next month, and am getting it solely for my benefit as a real estate investor. 

I always tell my clients: instead of being frustrated by the rules or certain limitations, you should understand the rules and embrace them for your benefits.

Please loan me the money for phase 2 (or phase 2 and 3)."

Lower cost of acquisition, still have available cash to pay down student loans and also can benefit from having a tenant in your primary residence (house hacking).

Hello everyone,I am debating purchasing a single-family residence to rent out primarily for the tax deduction benefits. 

We live in a military area and hope to benefit from the high turn-over renters.

The key here is (1) the seller is motivated ( desperate ) enough to give up control of his property to someone who has little if any capital invested, while receiving no money upfront himself and still maintaining liability on his mortgage, and/or (2) the seller is convinced that you will be successful AND that his risk is small AND that he will receive future benefits.