It looks like "Good Egg" is simply an Entity that collates funds, and then invests those funds on your behalf with the actual sponsors/general partners that actually purchase the properties, get the loans, manage the properties and distribute the funds.

Are there other options that could be better for a construction to perm loan (not through a traditional bank)???

It’s unfortunate as their loan officer was stellar.

Furthermore you can vastly increase your returns through leverage using a non-recourse loan but that will definitely trigger UBIT but again the numbers can still make a lot of sense. 

Does the loan have a "history" is it FHA, VA, Conventional16.

This was through the Veterans Affairs home loan program.

we have to have pre sales my bank will only give me a certain amount of spec loans but unlimited amount of pre sales. its the only way to keep velocity when you have a larger project like us ( 90 homes) We have been blessed no questions about it.. we made some critical decisions when we started that now look like genius moves :)

You will make more from loan pay down, yes you SHOULD have some appreciation.

Often, lenders will not act until the differential between current interest rates and the interest rate on the subject loan reaches a certain point.  

Hey Mario, We're doing several rehab loans right now...mainly in Pinellas...on Hurricane Milton-damaged homes.