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. 

Commercial properties are worth the amount of income it produces that's why you must see real numbers in order to make an informed decision. 

I know a few things about analyzing a commercial property value by the income it produces.

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.

With a little bit of programming magic, our very own @Edd Morgan has produced yet another invaluable tool for real estate investors everywhere.This one pertains to our keyword alerts.

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