You must use IRA funds to benefit the IRA not yourself and your fiancée.

a lot of my clients are moving to debt side  IE be the bank on really good performing first trust deeds... at the end of the day especially when you consider the price points these can out perform the acutal asset.. as depreciation is really not that beneficial on a few smaller value homes vis a vi the risk of cap ex etc.. 

You can make an investment through the Golden visa program which grants you a residence permit.

My fiancée and I are from San Antontio and currently live in NYC.

I'm excited to share that my fiancée and I are about to close on a duplex where we'll be living on one side and renting out the other.

I get it for new builds but existing homes in the 250 range are certainly affordable .. vis a vi west cost prices or other high cost markets like Charleston SC  WA DC NYC  and many others here in Oregon thats the rally cry right now from our governor who just butchered the chips act money and did not get a facility even though its one of the top 3 locations in the entire world to build chips given access to Power ( Hydro and cheap) water ( unlimited Columbia river) and work force ( Silicon forest). 

I had to jump thru a few hoops to start a business in Bali, which allowed me to apply for an investor visa.

Btw, the buyer is in no way at any criminal risk vis a vi the lender, he has no contract with the lender and therefore no obligation to the lender.

How would getting traditional financing work from the banks being on a Treaty Investor Visa (E-2)? 

Sure see a Lawyer, but plan on getting them out...or at least deny the 'fiancee' (but then keep a close eye on the place because he will probably try to sneak in anyway)