There’s no guarantee you would attract that ideal buyer, and an investor won’t look at it the same way. 2.)

All income must go into the IRA, and all expenses must be paid by the IRA.You can use leverage when buying rental in an IRA, but the loan must be non-recourse since you are considered to be "disqualified person" to your IRA and therefore not allowed to provide a personal guarantee.

Not a guarantee, but we often have clients coming from very small shops where the returns are riddled with errors, sometimes costly ones.

This was purchased using USDA guaranteed loan which requires no down payment.

I wouldn't write a guarantee letter.

It's not guaranteed they will have the water to do this so 4 years later there is still a chance it's not buildable. 

If you are borrowing against residential properties owned by a holding company, all shareowners of the company will be required to personally guarantee the financing just as if you held the property directly.  

Loss leader to guaranteed revenue source.

Make a new lease for the business with a personal guarantee from all of the new principals of said business.

Also, the loan guarantee amount would be significantly lower since I still have my 1st VA loan.