You may or may not have a personal guarantee, but probably will.  

Can you start a fund where people provide you capital and in return you guarantee them a yearly APR in return and provide monthly interest payments. 

I offered him seller financing so his wife could have guaranteed income without the hassle of dealing with tenants.

But be aware, yes a HML will typically have you sign a personal guarantee that if you do not pay them back, they will go after your other assets.

I can almost guarantee you that there is one thing most people who buy in these deals aren't thinking about.

I would want that mandatory.Also, the DSCR might be more attractive seeing as you would have a guaranteed lessee for the 2 years.

Do you know anywhere else a person can get a SECURED, guaranteed 4/5% right now?     

It's no guarantee but it's a good place to start.

you can challenge the value with an accountant, appraiser, etc most markets have a person who charges a flat fee to lower it. in Columbus Ohio most of the people that do this have a guarantee to lower it or it's like half the fee 

I suspect it is possible, but I can guarantee you would spend more then $10K to get a $10K lien on his personal property.