@Percy YarlequeWhat you are considering is not possible within the IRS rules.You are a disqualified party to your IRA, and may not transact with or create any kind of direct/indirect benefit between you and the IRA. 

And agreed on Prop 10....I think the most concerning thing is how open it leaves the rules that could get created.

Most taxing jurisdictions will reassess periodically (every year or two or three) and recent sales will come up and be used to raise (rarely lower) the assessment.Assume taxes will be based on the higher of (1) your purchase price or (2) the existing taxes when creating an investment pro-forma. 

Call around until you find the terms and type of person you want, you are the customer.Don't forget about insurance brokers or lawyers if you plan to create an entity. 

I have also not created a checking and savings account for the properties as a business account.

@Mindy Jensen, you made me think about how the realities of residential maintenance and rehab create special problems for live-in flippers moving from area to area and trying to get jobs done.

@Lexi Teifke I always create mine online.

I went ahead and created it as well as friend requested the people I was able to find.

I am not trying to create a win-lose situation for anyone, especially someone I will need to put this type of trust in with my property.

This leaves the retirement account owner to invest mostly within the plan (self directing) or to withdraw the funds to invest outside the plan.If you have a good accounting professional at your side, there are ways to use REI purchases to help offset your 401k/IRA/retirement plan withdrawals thereby creating a "wash," so strategies like this can mitigate your tax impact.I've worked on different cases where we've done rollovers from pre-tax to roth plans/withdraw while mitigating the tax impact of getting the funds out.Lenders are for the most part still behind the times when it comes to self directed accounts.