I have been lucky though, in that I have a few contacts with deeper pockets.Now the problem: I pitch the property (the numbers support my words), and have my team in place, but despite their interest, potential investors aren't moving fast enough and the properties are selling, so I miss out.So my question to either those who have been successful obtaining private money or those private lenders who are active lenders - What piece of your pitch do you attribute to closing the deal (or agreeng to lend)? 

If you report a profit AFTER depreciation on a given activity you have by calculation no passive losses attributable to that activity that can end up being suspended, and at least temporarily useless to you.If you report profit AFTER depreciation you have tax free (or at a minimum tax deferred) pre principal pay off cash flow at least equal to the depreciation reported on that activity.No suspended losses and lots of tax advantaged cash to do with as you choose (e.g., pay off debt, fund other investments with pre tax dollars, spend personally, etc.).There is only one catch you have to apply the effort, skill and patience required to select economically sound properties (i.e., ones that at a minimum generate profits AFTER depreciation). 

UBIT steps in when there is income attributed to activities considered to be unrelated to the purpose of the account's tax advantages.

The percentage of the income that the IRA receives that is attributable to the borrowed funds is taxable. 

The gain attributed to the qualified use can be excluded up to the $500K (MFJ) limit, while long term capital gains taxes apply to the gain attributed to the period of non-qualified use.  

And yes, your attributed "equity" will be "worthless" at that stage - but again, so what?

None of these attributes are what I look for in a company to do business with.

He moved in 1 month ago from another state (Midwest) and attributed it to feeling unwell.

@Terri Parrilla A few key attributes of your projects will make a huge difference in the right lender for you.  

I think Oprah Winfrey said it best "I attribute my success to staying in my own lane "Hope I was able to give you a little more insight.