Its secured by a 1st deed of trust.

Thinking I'd sell individual loans with a revenue share so I'm not creating a security. 

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

What type of exit clauses do you guys typically include in your offer to back out securely?

Once 6 months has passed (or whatever the "seasoning period" is for mortgage lenders in your area) and the property is finished being rehabbed, you could secure financing from a traditional lender.

I’m referring to an employee who is supposed to be performing labour work.I’m sick of paying employees who I know are jacking off half the time.I’m definitely going to be installing security cameras into ALL remodels I do from now on.

I lowered rent and negotiated with current tenant to secure her, but part of my will to do so was that she was one person with no pets.

I have a good job now that pays well and is flexible but may not be secure long term. 

Based on my understanding, because you have an investor that only provides capital, you have created a security and should therefore be filing under Reg D 506 (b) or (c).

They too might be interest in earning 8% + on their money vs. 1-3% on a bond or CD, especially if the investment in secured by a quality piece of real estate.