Enter recurring charges and automatic late fees.

Don't know all the details yet, but I found this link which gives you a better idea of what they do and how they promote. https://seniorlivingsmart.com/...Essentially, you join their network, become a "certified buyer" and promote the "ease of transitioning" out from ones house in a quicker time frame, no realtor fees, etc. 

I don’t know if Patrick was completely duped by Robert as well, but I do know that when I make inquiries, Patrick directs me straight to REM and doesn’t address the issues himself.Patrick seems to be a very intelligent guy and, honestly, I still occasionally listen to his educational content, but I will never invest with him again. is he licensed series 7 so he can legally take fees or was he a principal or employee so he could legally take fees ? 

Assuming it's less that the main units at around 700 that means you're only cash flowing 350 per month not counting any property management fees if you don't manage it yourself.

We have a clause in our leases that is an "early termination" fee.

Unfortunately, in that location finding a reasonable contractor is almost impossible or their fees are unreasonably high (I mean it). 

Rates and closing costs will vary and since a lot of people just think it's easier to go with the builder's financing so when you take into account all the fees, the lender's builder might not be the best choice for you.

What services do you provide, and what are your fees?

And maybe knowing well in advance of her move will give you more time to start advertising the apartment now to reduce vacancy time, with an option to pay her a small amount as a “showing fee“ before she leaves herself as a thank you for being such a good tenant.

Short-term capital is extremely effective when the exit is clearly defined upfront.From a lender’s standpoint, the biggest safeguards I look for are:A realistic timeline (with buffer) for rehab, lease-up, or saleA clearly executable exit (refi, sale, or take-out lender already identified)Conservative leverage, especially on heavier value-add projectsBorrowers who understand holding costs and don’t rely on best-case scenariosWhere investors get into trouble isn’t the cost of short-term capital — it’s when delays stack up and there’s no margin or backup plan.Used properly, short-term funding is a tool to create speed and opportunity.