When a tax exempt entity like an IRA engages in a trade or business on a regular or repeated basis the gains become subject to taxation as Unrelated Business Taxable Income (UBTI).  

We fell through the cracks with private certifiers we engaged.

I am a long time bigger pockets listener but have recently just got into engaging on the forums here.

Most of the "GC" I spoke with said they didn't anything to do with the job (as it wasn't the standard put in plank flooring in and slap some paint on at a premium).

This WILL come up and they do have a right to ask about it when you sign documents giving them permission to ask about it, and that's exactly the type of stuff you'll be agreeing to in a loan application package.Another piece of advice, don't conceal facts that could be deemed material in nature and always be honest when engaging in a large transaction like a mortgage. 

That way when you network, you'd have information to offer of value and would want others that you're networking with to actually engage with you and build the business relationship.

Think of a creative way to engage them first, like some video content.

Wide-plank floors, gallery white walls and pocketing glass doors fill the sunny, scenic open floor plan.

Removed carpets and upgraded the flooring with luxury vinyl plank, new baseboard, and paint in the house.

I have about 17 folks ready to sign, 3 willing to prepay who've paid for their applications already- I've got 0 need for this to sit vacant for a day- I don't want to put anyone unnecessarily at risk and don't feel we will when following the local guidelines along with added precautions that exceed the local standards.Look forward to the engagement on the topic