Chris I think they can get a deficiency even on a primary.. at least it was that way pre 08 as I had a few clients that were buying RE from us that had that issue trying to relocate and were under water in Texas.. 

Andrew, honestly just keep going.You'll be worth 8 figures soon.Not many people love their jobs, but it puts food on the table and you are clearly good at it if you've been doing it so long.Use some extra income to start getting into RE investing.If you get a seller to carry 15% in 2nd position, you just need a 10% down payment.Its tough to do but everything in life takes sacrifice.

Most real estate investment and finance companies are hardbarred industries - only service-based businesses like financial planner firms and RE brokerages are allowed. 

Evaluate the numbers and your time energy lifestyle for managing rentals out of state and how those align with your why you're investing in RE. 

The premise of your question was how to honor God with our increase regarding our RE portfolio. 

The success in RE sales lies in doing the little things each day and knowing how to close when opportunity arises.

(what's the ultimate goal with RE and investing for you and your family)3.

So at that point you have an unsecured note and your recourse is to sue on the note if they wont pay.. and or sue for fraud if they never gave your security but inticed you to make this loan saying there would be security.. so as to not throw your borrower under the bus here you may not be fully aware of what deal you actually made.hope this helps giving you next step but if its a significant amount of money I would get a consult with a RE attorney.

Quote from @V.G Jason: The excuses people make to invest at the most casual level is appalling.I'm not going to sit here and compare lives, but trust me folks with 20x the amount of stuff on their plate can go out there and invest properly in RE by doing their diligence.

Beyond that, you're on your own unless you take the initiative to have someone help you and perhaps split the Assignments fee 50/50.As someone who has been in RE now 50 years as a licensed CA Broker an inactive mortgage banker  And have been a back room Vendor for some of the top trainers in the US.Anyone can take the course RE is not that complicated at the level you folks are working at.