There's some connection you have to this person with money who is looking to invest it short term and collect an x% return. 

The Norada Capital promissory notes do offer a high rate of return (interest), but I would not classify them as "high risk" because of the higher interest rates.To correct your comment, they ARE backed by hard assets and collateral.

They are two (almost three) months late on mortgage payments.

The number of calls you make, are only important if you are guaranteed a specific dollar in return per call. 

I have a pro forma  using very pessimistic occupancy/booking percentages (worst case scenarios) which identify a very nice cash on cash return, and the ARV will (again, pessimistically) be at least double the purchase+rehab costs. 

But if you are looking to buy and flip, you could see substantial returns.

Hear they drag borrowers along and by the time the borrowers learn their leverage fate it's too late to shop the loan elsewhere.

At least it will show that someone put forth effort to return the money like you have been trying to do. 

I've lately been working on doing the same in Puerto Vallarta.I'm also working on putting a group of buyers together to do our own developments together with local associates.Have you invested in Mexico yourself?

Rising cap rates are mostly tied to higher interest rates—when borrowing gets more expensive, investors expect better returns, which pushes cap rates up.