@Nan EverhartAs a disqualified party to your IRA, you should not serve as the agent for plan transactions.  

So in the case of me purchasing a property outright, even if I'm licensed, wouldn't I have the fiduciary duty to myself as the buyer, much like an buyer's agent would to their client in a regular real estate transaction?

This is best addressed with your private lender, if there is a reason you feel they shouldn't lend to the partner without you ensuring they are taken care of safely.

Gift funds are not allowed on Investment property transactions.3.

But if her only income is Social Security, that can not be garnished, so that income is safe. 

@Edward B.The site is an interesting read and I saved the url to read through later - (moderators removed the link here :/).For all that is appears to be, one would have to have energy to dip into such a transaction.

In a residential transaction, you typically use a title company/attorney to close.  

Better to play it safe.

If you have an agent in between you and another principle to the transaction, it is going to be easier to take a hard line in the negotiating stance.  

In any transaction the seller has to pay off any loans on the property in addition to other costs of the sale.