@Zehua Zhou,The IRA account owner is prohibited from guaranteeing the loan to an IRA. 

Appreciation is never a guarantee so you follow migration and development trends to hedge your bets.

So it's a long road before you have any income coming in from that garden and there is absolutely no guarantee it will ever even get upzoned. 

You might be more than 10% or even more than 100% on the hook with private money especially if that came with a personal guarantee…

LLC, personal, personal guarantee, jointly, etc. 

Last Month's Rent is often not allowed under these programs because the program is guaranteeing the funds (or portion thereof).Otherwise, stick to your qualifications and screening criteria. 

Was a personal guarantee required?

Invest in syndication, for a guaranteed income, it's secured by real estate you know, imagine 123 Main Street New Yor as collateral.

And the cash flow may be better than the tax free muni’s (typically 3%) or the t-bills (taxed at 37%, knocks down after tax cash flow to like 3% yield).No guarantees in life.

A good mentor with “one on one” teaching would not have allowed that to happen and would keep you from making those mistakes.Also, you should have been given the option of a money back guarantee, like we offer, if for some reason you don’t buy a property.But to use your experience of making bad personal decisions, after the fact, to try to reason that you are better off going on your own, is simply called "self justification" and is not consistent with the picture you paint.Wow, what gave you that impression?