Look up ideal existing performing properties, your "hero's" as it were, find out who own's it, and reach out to them. 

I plan to act as the general contractor for these two new units, performing most of the work myself.

We consulted with a designer once, but saw it as no value based on what we had already done ourselves.

I'm using LandInsights to select the top performing markets across the country.

its genius really.. most bird dogs work for locals on a performance basis and don't have to pay the investor to bring them deals.. 

Is this a loophole; use depreciation to offset UBIT but when selling there is no tax on the gain because it is an IRA?

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – and they often select the first PMC they call!

Worst case scenario, we sell the seasoned, performing note at a discount.

Hi Tiffani, often new appliances that are "off brands" that you purchase come with a warranty and perform well plus they look new.  

For reference, we're heavily involved in the co-living space, which is an unorthodox strategy but can perform exceptionally well with the right property and systems in place.