Unless you invest via an LLC owned by the IRA, you will not have checkbook control over the funds which means you need to run transactions (e.g. income, expenses, etc.) through the trust company who will need time to process the transactions and generally charge fees for each transaction.

You are taking a gamble because a bad tenant could cost you way more than appreciation, once you subtract out the transaction costs.  

However, based on the information obtained by our architect from city Planning department this week in order to legalize as ADU we need to add a kitchen (bath is also a requirement, but the converted space has a bath already).

However, a transactions MUST be fair to communities, and in line with property values and within the perimeters of the program. 

I'm focusing on small multis (2-4) which allows me to purchase more doors with one transaction, since I am financing deals with cash and traditional loans.

All,Just opening up our first long-term rental property in KCMO, and got a letter out-of-the-blue from the KC Health Department, saying they think the property is being used as a rental, and therefore needs a permit (plus fees and inspections, of course), per City Ordinance 180248:  http://cityclerk.kcmo.org/LiveWeb/Documents/Document.aspx?

@Toni Conway You should have one tab that records all the transactions and another tab that summarizes the first tab. 

You'll have enough to worry about adapting to your new CO & team.Btw, you may not like to hear this, but both conventional wisdom and my calculator say do not buy a house unless you intend to live there for at least 3 years, or you will lose more from transaction costs and repairs to spruce up a house to retail sale condition than you will ever gain from appreciation by owning the home. 

Coastal commission, historic committees and small town building departments are miserable to deal with.

It normally takes 4-5 weeks to evict a tenant without contest in Santa Clara County. 6-7 weeks if the tenant contests it.It’s a business transaction, and you made a bad decision so pay it up and move on.