And the investor said Why would i do that I can get 20 or 30% in Detroit with no clue as to risk.  I

When the STRs are now selling at the 1% rate you expect for a long term rental, the market has become saturated and too risky.

(most hard money loans require 10-15% down depending on the split between purchase price and rehab). but that is both (1) risky and (2) expensive, as you're paying interest every month on 100% of the borrowed funds. private money is fine, you're just bearing a lot of risk and also involving the relationship in your very first deal. 

And those borrowers that are higher risk are risky for you too.

But it is very risky and you can lose all of your properties if things go wrong.

It’s a level of customization that’s hard to find with the rigid terms of traditional banks.I’ve also noticed that private lenders are open to funding niche opportunities that banks might consider too risky.

But leaving over 30% and not cash flowing is too risky and a bad position. 

Could've been risky, but we were eager to work on the house.

However, it's important to be cautious, as sheriff sales can be risky for inexperienced individuals and may lead to significant financial losses.3 - Referring to point 2.4 - I can provide you with some recommendations for CPAs who are based in Ohio.

As others have noted, this can be risky.