An IRA may purchase property and use a mortgage to do so.The mortgage must be non-recourse, meaning no personal guarantee from you.The use of debt-financing within an IRA does incur a small tax known as UDFI, whereby the percentage of the income to the IRA that is generated by the non-IRA (borrowed) money is taxed.  

You also need to stop dreaming about quitting the 9-5, unless you have seven figures of capital there's no way you'll generate cash returns even close to live off of.

When receiving funds from a non-related investor it is important that you have that money in your account for over 60 days (at least the time to generate 2 monthly bank statements).  

Otherwise, you zap your investment account to pay off the debt and then find yourself in the same position down the road.Another thing I would try to do is generate more income.  

Figure out either an internet business(either dropshipping, ebaying, affiliate marketing, content creation(writing, reviews, videos, etc)(dude, start a blog now, put content on it, you put your story here, you can put it on your blog and eventually it will rank, even more as you progress your life improvement strategies))    ------    or start a super low overhead service business to start and run(think mobile/stationary car wash&detailing, cleaning service, maybe high demand time uber driving etc), or one possibly related somehow to real estate (if that is your interest)- like Landscaping(not maintenance-due to high equipment costs).

The best options I've found are occupied properties in C/D neighborhoods in Sacramento that would generate around 12% COC, but where I likely wouldn't be able to recoup significant capex and where tenants *might not* consider rent their top budgeting priority.

Could they be repaired and be a cash flow generator for your property? 

Your core business is not based on revenue generated from "Hold Deposits". 

I would heavily discount the value of the home and the revenue they generate as not being legally attached to the spaces they are rapidly depreciating assets. 

So to @Jay Hinrichs  point, talk with your family and friends, you may be surprised by the interest you generate.