A 10% rate for a hard money loan (HML) is actually very reasonable when you understand the nature of the risk and structure involved.

Due to the nature of a fund model, the projections we shared with our investors, changes in the post-pandemic market, and the fact that a significant portion of the returns to our shareholders are realized as the facilities become stabilized and begin to churn out cash, high cash-on-cash returns during the first year of this fund – designed to acquire troubled, turn around assets – did not result.

As most have already said, you could simplify it by offering a  gift card to her favorite store, dinner, or something personal if that feels more natural between friends.I would also encourage getting professional photos done  while you use them for your listing, she can use them to kick start her side hustle interior design business!

All of our clients are cash basis, which I think makes sense because of the nature of real estate, plus not wanting to pay taxes of income that you haven't received yet. 

Natural gas has no natural smell. 

I totally agree with Terrance on this and you will "Kiss a lot of frogs" when finding deals that is just the nature of it. 

You won’t really know which lender is best unless you either reach out to several lenders or consult someone who naturally understands the market.

I'd really like to see something legal in nature that supports the deal failure, however I'm not sure exactly what to ask for. 

You will meet mentors there that will occur naturally as you build relationships. 

And the very nature of a Blackswan is it's completely unseen, unknown and unpredictable.