Personally I think this is where a lot of sale lease back programs fail the seller.

Are you looking to just put the money to work or looking to be personally involved in getting, rehabbing, and dispo of deals?

She is not in a position to lend a personal loan to me. 

I personally use the mass text capabilities through my Resident RE CRM.However I have a few friends who wholesale and invest and use Mobile Monkey to mass text and from what they say the price is pretty reasonable.

Not sure if they have upgraded to desktop appraisals but if they are still doing in person appraisals , make sure you get everything (scope of work, good faith deposit, social, LLC docs, insurance, proof of prior experience, financial statements) in ASAP.

With a loan, a person takes on a Debt Obligation. 

In person is better than over the phone if possible, as I have been told by annoyed or lazy clerks "NO STR allowed" as that was the easy button to get me off the phone, or if they are anti STR. 

I'm still in the process of finding an alternative solution but I thought I'd leave this here as a warning for others looking to make a decision.For reference, I'll just post their email response to me here:As we review your inquiry, we would like to remind you of the following key points from our Terms of Use:In no instance shall ShinePay be liable for any of the following:"Lost revenue from service interruptions.Lost revenue stemming from delays, malfunctions of any product.unauthorized gains access to your account or due to shared passwords or if your password is hacked.Destruction to properly, places, or personal injury resulting from the installation, misinstalling, or misuse of any product.Lost revenue from entering the wrong account number for ACH or other bank transfer or money transfers or due to any delay in receiving funds.Damage to your structure, machines or car resulting from use or installation of our products.Any funds collected that are paid to a person that does not own the property.Any harm from defeating the lock and technology that controls the lock to a device.Failure to properly service any product or machine."

Typically someone who was communicative turns distant, unresponsive, blows you off when you're trying to talk to them in person, and the tall tale sign of boxes in the hallway.

There are legal requirements for disposing personal property left behind by a tenant.