Personally I was not stoked on the engagement fee and on that particular project, the listing agent (who promised to notify us if anyone else was kicking the tires on the lots) sold one of them and the project didn't make sense at the new number or units. 

If its an attorney closing state same thing ask the attorney or one of their staff.Generally though be care of those reaching out and promising rates that are simply better than current rates thats almost always a fake lender or a bait and switch..

By diversifying, but still investing in the most promising deals, you limit the possibility of a devastating loss without limiting your upside.  

It all depends how long you've had the relationship and how strong/promising it is.

We do this for a living and our reputation depends on you successfully securing a loan, on time, and as promised. 

One where the lady was promised by seller and seller's agent that it could be converted legally.

Many are run by fake gurus who are just repackaging stuff they found on BP and repackaged as a get rich scheme that they sell by showing pictures/videos of people partying on a beach and things like that. 

Describe each and every promise they've made, when they made it and when it was broken.

I allocated $500/month for insurance which is part of why such a promising revenue to cost projects such poor COC.  

Haven't completely finished researching so not sure what area yet, but it seems promising.