Never had any major issues as a result, just factor it into your calculations/pro-forma to analyze for the added expense appropriately.As for what that expense is, it's all market specific of course.  

I want to now accept a partial repayment as payment in full and close out the note resulting in a loss to my IRA.  

How are you tracking your results and things like that?

If you approach potential investors before you know what you want and what you can offer the most likely result is that you will alienate them.

You have to have a phase 1 environmental study done, not to mention a wetlands survey, and depending on the results you could be required to do a phase 2 or 3 environmental study.

One good thing I have noticed about it is that taking a longer time to acquire financing results in one of two good scenarios: 1) You go commercial, and do a bigger deal.2) In that amount of time, certain markets weakened and you can get back in for value-adds. 

As an example, the investor receives:100% of the cash flow until reaching an 8% return (called a "preferred return"), then70% of the cash flow until reaching a 12% return, then60% of the cash flow until reaching a 15% return, then50% of the cash flow thereafterThe split percentages and return hurdles can be slid around and hurdle tiers can be deleted to achieve the desired result.

That does not mean you swing the hammer but you should be intimately involved one way or another for better investment results.

Can someone take a look at the result from the calculator?

you can't sign a purchase contract that results in a FHA loan before 90 days", not simply Close after 90 days.