If a single-family owner-occupied property is worth $400,000 - I wouldn't invest more than $280,000 (70%) in a note secured by the property.ITV takes priority over desired yield - so even if the note discounts to $350,000 based on desired yield, the investor still won't go beyond their maximum ITV. 

Most work with us, some do not.Be careful also as they may tell you to keep their security deposit as last month's rent.

I like that you can setup different virtual accounts for security deposit let's say, or to separately ledger cash collected through a rent to own contract.

They want to secure housing before they arrive.

You can borrow  against a 401k or another property you own for example, but that would a secured loan.

Purchase price: $1,300,000 Cash invested: $130,000 Sale price: $1,650,000 We work with an investor who purchases the house and secures a deed in his name.

If you’re considering leveraging hard money lending (HML) for this flip, it could be a strong alternative to traditional financing—especially since HML is quicker to secure and designed for investors aiming to flip properties fast.With HML, you’re typically looking at covering a significant portion of both purchase price and rehab costs, which keeps more of your cash free for other expenses or emergencies.

Give her 30 days notice now, keep her security deposit, and send her a additional bill for damages to the unit in lieu of taking her to court for the damages.  

I completely agree with @Ashish Acharya's points about the cost-effectiveness of a HELOC and the potential credit implications if it’s secured by your primary residence.

Good luck on your journey and I hope you provide the financial security you hope for to your daughters.