You may want to seek out hard money.

I am seeking to network with investors in Memphis, TN.

If they are concerned they should seek legal advice. 

I'm writing seeking advice on structuring lease renewals.Though my current lease says asks for 60 days renewal/non renewal notice, I've found tenants seldom reach out. 

Tell her she viewed the place twice before signing the lease and if she isn't happy with the house, you are happy to cancel the lease without any penalty and she can find another place.

I’d rather save that type of down payment for markets out of state.It sounds like I need to pound the pavement and work my lenders in the area a little harder and seek out more opportunities.Thank you for your time and input.

In the very unlikely event no one does, I can recommend a few.For lenders, I think it’s usually more networking with other investors, agents, attorneys, etc. as these days they don’t need to seek out business here on BP, they have a lot of folks coming to them via referrals.

Please seek the advice of a bonafide CPA or Tax Attorney. 

Im assuming its a prepayment penalty at 10K or if that's the closing cost it does sound high as Conrad stated. 

That's definitely HM, you can have an attorney review the terms for you also so understand whats the fee and rate structure - early payment penalty, etc.