Keep in mind that if you do ever run into a SEC issue that you can show the 3 touch rule.We mail a lot out to SD IRA investors through public records with the content being that we come across a ton of deals and wanted to see if they were still an active investor.  

Suggest it be funded by a self directed IRA, which you can help set up so the whole thing will be pre-tax.

Brandon, my last two acquisitions were done through my Self Directed IRA and both closings were conducted virtually with all documents signed/transmitted electronically.

@John Holdman I took half of my traditional IRA funds to pay for the house.

Should be ok with OPM, just as long as you are not mixing your business outside your IRA with your IRA. 

Depending on the stateLease options, assigning or sandwichesSubject to existing financing with without a noteInstallment sale on free and clear propertiesPartnering with cash credit partnersBuying with IRA money either yours or private lendersBuying on around around mortgage All inclusive trust deedContract for deed agreement for deed land contractAgain, it depends on where you are

Does it make a difference if I am a passive investor investing within an IRA?  

My step-dad is a doctor who has  a pretty penny invested in stocks, mutual funds, IRA's etc. 

My team hosts a Cashflow 101 game night monthly at Advanta IRA in Largo that would be great to help you find folks to lend to, you can get the details on my cashflowguys events page.  

You can also use your IRA to fund the deals.John Corey