Would You Do This Deal? Lending Opportunity

[Luke H.]

Hi all
I hope all is well.  I was recently offered this, wanted to get feedback, questions, etc. 
Assume you have cash currently earning 4.6% in high yield savings.

Key Deal Points:
Loan Amount: $88,000
Lien Position: 1st position
Purchase Price: $120,000
Appraised Value: $250,000
Interest Rate/Return: 11% annual return
Term: 5-year balloon (meaning the entire principal and interest must be paid at the end of the term)
LTV ratio: 35.2%
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Licensed Lending company for contracts
RMLO package completed on buyers
Servicing company for payment