As well, have you ever heard of situations where the GP takes a 50% cut on the appreciation of the asset upon sale, instead of just sticking to the normal waterfall/promote structure?

CA is a foreign country.. and I learned this as a HML there.. not nearly as cut and dry as being a lender in the US>. the judges in CA have wide latitude to cram down your rate.. give borrower more time etc etc.. 

Im looking for something really simply and dummy proof.

I'm good at most mechanical and carpentry stuff, that's pretty straightforward measure, cut, assemble.

@Ryan Gill Unfortunately the bank will not likely let you simply assign the contract and change the buyer, so you may have to double close like Ned suggested. 

We in NO way want to under pay any good work, but this is simply taking advantage.

For this the simply tack on the price of a one-year renewable term policy.

Yep, the seller can simply walk away on the 31st.....You failed to perform, not the seller.  

This doesn’t create any more work for a contractor then if they were quoting any other job AND you’re being a source of referrals for that contractor.To protect yourself, make sure you note that you are simply offering the quote for reference and not as a guaranty of what needs to be done.

It's not expensive (I got a very long lease plus consult for $300), and this is not the place to be cutting corners.