I recommend that you find a trusted or recommended Mortgage Loan Originator (MLO), who can give you options for property-based loans (mostly investment loans) and they don't use your taxes but the P&L of the property.

If you did finance some of the purchase using a non-recourse loan, then you need to read up on UBTI/UDFI and there are some taxation benefits that the IRA can achieve since it now owes taxes in that scenario.

(Even went beyond the second page of Google.)I have an investor who wants to partner on a deal by providing a loan for the down payment.

I can check in with my local bank, but I don't want to waste their time when I'm not yet serious about doing a loan with them.   

Purchase price: $240,000 Cash invested: $60,000 I purchased this duplex in distressed condition using owner financing for $240K and secured a $60K hard money loan for renovations.

The deal will leave the seller at your sons mercy for decades (the life of the loan).

If you're purchasing a single family home you can use traditional financing like you probably did on your house or you can do a commercial loan.

Another way to say is that what is the value of the property (today) compared to what is owed on the loan?

The loan would be $1M+.

Hard money and private investing are both ways to finance flips, but they work a little differently.Hard money loans are typically from companies or private lenders that specialize in short-term, high-interest loans.