A good attorney on your side would help. 

These names frequently come up in investor circles because of their reliability.Speak Directly to Their Team: Legitimate lenders will have knowledgeable representatives willing to explain their loan products and processes in detail.

And you're right, it moves fast when the value-creation chain is created on both sides of the transaction.

Negotiating Price: What’s a reasonable offer given the current income and potential for more?

Hard money lenders are often more willing to take on higher-risk projects and offer faster closings, but the trade-off can be higher interest rates and shorter terms.

As someone who had a parent pass away and had a family member getting blasted with text messages with offers to buy their home after this - I can see also the side of it that is "leave them alone".

I’ve had several deals like this on the buy side and sell side where the “gremlins” came out and started whispering against my intuitions.  

Does Propstream offer something like that? 

I helped an investor get into a 3 bed 2 bath , 3 bed 2 bath duplex for 105k - each side is leased for 1250.  

So far, the FOA is covered by the fruit production.