Some states tax partnership income even if the partner is exempted.If the project is a flip, and you do this on a regular or repeated basis with your IRA LLC, then the IRA has exposure to UBIT.  

I am sure regular banks and CU are much lower but will need more documentation 

There are plenty of very real moral dilemmas that you may regularly face in Real Estate Investing, but raising rents to the market rate on a well maintained unit is NOT one of them IMO.

My regular guy just got out of the business.

A performing note is only worth it's value if the borrower makes the payments, regularly as agreed.  

I am a regular at many of the Denver groups.

If the dog went there regularly, it could certainly cause mold issues.  

When you are there to get the application signed or picked up a casual, "Oh since I'm here why not do the regular smoke detector check?"

@Taylor Jennings already has a BP meetup on a somewhat regular basis.

I have a real estate agent (2 actually) that are looking for me and I also check sites like realtor.com and zillow regularly for listings.