Passive income such as interest (hard money loan), rent from real property, dividends and royalties is not subject to UBIT.When a tax-exempt entity receives trade or business income, such as a split of the profits on a business transaction like flipping a house, then that business income is subject to UBIT.The intent of the law is to retain a level playing field for tax-paying businesses, by imposing a cost on tax-exempt entities when they compete with tax-paying businesses by conducting commercial activities.

We decieded that we needed to give the future tenants a backyard so we had to pay an excavator to dig out the yard and build a railroad ties retaining wall and pull off the 2 decks and replace them with cement patios and put a fence there to give each tenant a private patio area and that cost at least an extra $4,500?.  

Most of the materials I put on my credit card and then paid it back.

You must take risks, but, ensure that they are calculated risks.Below are some links to get you started. http://www.biggerpockets.com/startherehttp://www.biggerpockets.com/meetSetting up Keyword AlertsHow to Use @Mentions on BiggerPocketshttps://www.biggerpockets.com/ruleshttps://www.udemy.com/biggerpockets-real-estate-investing-course/ (video with 64 lectures and approx 6hrs of material)https://www.biggerpockets.com/real-estate-investing (Ultimate beginner's guide to REI)REI books suggested by BPershttps://www.biggerpockets.com/renewsblog/2015/11/13/7-real-estate-books-beginner-investors/ (7 absolute must read books for beginner REIs)http://www.biggerpockets.com/renewsblog/2013/04/14/best-real-estate-books/?

total labor and materials usually around $4.50-6.00/ft  of the wall space being covered.Several variables:Labor rate - with insurance or without, American vs. non American labor(just a fact)I pay a local brick layer 70 cents per brick and get a very good job.

The check came from the owner (the city), they just hired someone to make sure that all the licenses, lien waivers, material suppliers, and subcontractors complete their paperwork before releasing the check.

I've already invested a few thousand dollars on signs and leads and some marketing materials.

My buyer insisted that I hire an attorney for the assignment of contract.One of my potential buyer spoke highly of an attorney and so I retained that attorney.Currently we are under attorney review and my atty,. reviewed my contract and suggested some modification which the sellers attorney agreed.

What's even worse is the material taught often does not apply to Washington State. 

We have invested in the equipment and materials required to repair most problems before we wholesale a property.