You can, in fact, borrow money within your Self-Directed IRA – Real Estate IRA to purchase real estate. It has to be non-recourse financing (terms may vary by lender); however, non-recourse financing and unrelated debt income tax (UDIT) may apply.
Your property manager collects rental income, pays all expenses, and all the profit goes into your retirement account tax free or tax deferred.
You can own real estate within a Roth IRA and collect rental income tax-free.
You can sell property within your Self-Directed IRA – Real Estate IRA without having to worry about capital gains taxes.
You can use a tax-deferred exchange inside your Self-Directed IRA – Real Estate IRA to defer UDIT tax.
You can partner with yourself and others at the time of acquisition of the asset.