I went out and got my Real estate license to get some additional exposure.

@Rolanda Eldridge Magnets are ok but if you want to maximize exposure and lead generation you need to wrap the entire vehicle.

@Saeed Sulaiman partner up to limit your exposure.  

I would recommend you consult a trusted attorney who will give you an honest opinion of your exposure based on your current situation and how that exposure may change going forward.Hope that helps.Ed

The lender is likely to insist it get listed on the MLS for full exposure to the market, and then the sale might still be subject to bank approval - which can also take months to get, even after the house is under contract.I recently had a similar transaction.

Flipping is a business, whereas lending and holding rentals are not, and would not have exposure to UBIT.The 401k loan is an emergency safety valve, or a means to tap a little capital to grow a business you may operate personally when other forms of credit may not be available.  

I'm not that concerned with exposure as the issues brought up are nitpicking at best.

The risk exposure is greater and these are commercial properties (more than 4 units).Having just one house in an LLC may not pay, there are related expenses to having an LLC, legal, accounting, filings, licenses, insurance and property taxes can be different, that can all eat the cash flow.

Apparently Keller Williams Agency has a relationship with MyOutDesk so the VA's do have some real estate exposure through the course of their regular work, vs. having to train them from the ground up.

You need to be careful not to be providing services or adding value to the IRA personally.Such transactions will have exposure to UBIT taxation, since they are considered a trade or business and not passive investments.