The link is http://www.dre.ca.gov/files/pdf/reb/rebspring_12.pdf and talks about licensed brokers legally paying finders and legally compensating unlicensed people... in CA, in other states, and how to pay people (indirectly) in other countries.

I'm much more willing to let control go if there's no debt involved. 

The most likely scenario is that you refuse to pay him, or make him an offer he doesn’t accept, and he files a mechanics lien on the property. 

Any landlord that thinks a tenant owes him something can file a collection and mess up their credit?

This is why you need to make sure you review your file prior to even getting the hard money loan because what if you do not even qualify for a conventional loan then you'll have problems and might not have a net benefit exit strategy.

STR has a lot more risk given the seasonality swings and I cannot understate the time involved in bookings and customer service.Having said that we DO have STRs here in St Augustine, Florida in prime areas in the $400s. 

Here's the bottom line- I know that there are opportunities that do not involve fix and flip that you may be able to bring to an investor who will then decide to invest with you based on the numbers.  

The process is getting allthe information together like the 1003, credit authorization form, bank statements, income statements etc. they will underwrite the file and confirm the borrowers ability to repay.What state is this in?

You also have to file UBIT taxes and most CPAs don't even know what that is.

I live in the US and some of the questions I have involve lending options to help me out with the construction loan and approaches to managing the property as a short-term vacation rental.