In my layman's view, the pass through won't let you change the category / characterization of the income. 

@Christopher Davis, I’m both laughing and sad about your characterization that I’m waltzing in here to steal everyone’s secrets.

If a seller characterizes lower expenses or higher income, that will create more NOI. 

It seems like a better way of characterizing that is anti-Landlord.  

I'm constantly trying to find hidden gems (maybe some would characterize this as a form of lead gen) and also working to make our offers look the best when we're in competitive bidding situations.

You have to be sure it’s truly structured as debt so it isn’t re-characterized as a non-qualifying equity contribution, but assuming you use a reasonable interest rate and have an amortization schedule for it, you could loan money to the LLC as you describe. 

Either: (1) withdraw the excess contribution along with allocable earnings; get hit with taxation and a 10% early withdraw penalty on the earnings (most likely), (2) re-characterize the contribution to a non-deductible Traditional IRA, file Form 8606 with your return, maybe do a back-door Roth soon after if you won't get dinged by the pro-rata rule...or...just leave it as is and track the basis you now have in your traditional IRA, not as big a deal as people make it out to be... (3) pay the excise tax and hope the over-contribution can be remedied over time through the absorption method. 

Not sure about your characterization of the Lumber profitability.. 

I would love to see how others would characterize their particular area.

As I suggested above; an overlay of the concealed carry permits with the incidence of whatever are characterized as "mass killings" would be something helpful to see though.