(  I never heard from him again), however, he did engage an attorney (one I knew) who told him he had no case, but if he fronted a non refundable retainer of $15k he’d file a “losing” lawsuit.   

Interesting - I have been investing in Philly for 8 years, run a  group of 2500 small landlords, speak at lots of events, know and network with many of the players  . . . but never heard of him before.

In any case, I'd encourage you to engage in an exploratory conversation with a few lenders to see what's available to you.

I think engaging an attorney who specializes in this area is a must.With all that being said, I think it would be good to take her off title so you can fully depreciate the property, simplify the reporting, and you can get more benefit from ownership in the property than she can (in most cases).

When an IRA engages in a trade or business on a regular or repeated basis (which frequent flipping becomes) then the IRA is subject to taxation called UBTI meant to level the playing field for tax-paying business and protect them from unfair competition.So, generally an IRA is better suited to truly passive investments like holding rentals, private lending (such as to unrelated flippers), and syndications.

Congrats on the engagement. 

There are millions and millions of dollars being thrown around between members who engage with each other on these forums.

They know the players.

If you have more than 4 or 5 loans, then you might want to engage a sub-servicer to handle the billing and payments.

When my wife and I first visited Scottsdale in 2007, the real estate agent said we'd better buy the $2,000,000 baseball player's property right away because it would double in 2008 to $4,000,000.