Or are non-Recourse loans always a better decision?

Someone from Texas could explain how much per pier etc...I estimated double in the long run as compared to non clay soil types with basically zero maintenance.

That LLC can have its own bank account/checkbook, and can be managed by the IRA owner as a non-member manager.Some SD IRA custodians will not accept single member LLCs as an IRA investment due to increased regulatory scrutiny that begin in 2009.

All you can do is to use projected, non-guaranteed values in your sales illustrations, which don't prove anything.

My mom was going to be the non occupant, coborrower, since I am a full time student with no income. 

How does one go about approaching a non-seller to sell his property, apart from the non-discriminating mass mailing?

In my real job, I am a litigation attorney with extensive experience in real estate contract disputes, non-disclosure cases, realtor commission disputes, and landlord evictions.  

Once that happens, you are in a non-win situation. 

These loans are non-recourse with bad boy carve outs. 

You need to focus on the areas where there is a large price spread between a rehabbed and a non rehabbed property.