Using private money about 17k cost and looking to take 50k out after refi.

If you make passive investment such as private loan - there would not be any issues with UBIT, all income will be sheltered from taxes.

Here are some recommendations for you:Read Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: https://www.biggerpockets.com/podcastIf you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

You have a track record of closing on deals, so when having conversations with brokers, definitely bring that up.Here are a few other tips for winning over a commercial broker:Pay them a consulting feeTake them out for coffeeVisit their recent sales and tell them what you do and don't like about the properties as it relates to your ideal investmentProvide them with information on how you will fund a dealConstant follow-up: whenever you perform a task that brings you closer to completing a dealOnce you know how much cash you will have ($225k or $675k), you can figure out the max purchase price you can handle by assuming you will need 30% to 35% of the total project costs in equity.

I'd keep that as close to my vest as possible so that you retain the leverage and selling the house is not part of the conversation.

I have someone in mind that could make a great potential private investor.

It was a conversation that was had between my mother and I.

*All states are different, but I'm licensed in Indiana (this is my disclaimer).First, your agent should know if this property has multiple offers already (a simple conversation with the listing agent works).  

I am also planning to likely do a flip to see how it goes as I have already built some relationships with local wholesalers and have a private lender or 2 lined up for once I land a good deal. 

In other words show interest in her and her life, find out more about her through conversations, when you call her ask how her kids, dogs, cats, whatever are doing.