Contractor is suggesting laminate sheet goods for entire floor. 

You have some good comments above but I would also suggest to try some local real estate meetup groups.

What we're talking about goes way beyond simple FRL.

In that case she will still need to refinance on her own credit.I would not suggest Sub2 in this case.   

Any advice, suggestions or recommendations to honest investor mindset realtors in these markets would be greatly appreciated!! 

Make offers, then when someone says they will consider Creative Finance, that's when you make the suggestion.

@Jose Mejia this is pretty simple to do. 

Are there providers you have worked with that you might suggest? 

OPERATIONAL COMPETENCY CHECKLIST 📋DOCUMENTATION HANDLING 📑Clean, professional exchange documentsPrompt response to document requestsClear tracking system for deadlinesWritten procedures for identification period complianceSTAFF EXPERTISE 👥Dedicated exchange coordinatorsLegal counsel on staff or retainerClear escalation proceduresContinuous training programsWARNING SIGNS OF INCOMPETENCE 🚩Confusion about basic §1031 rulesUnable to explain identification rules clearlyMissing or inconsistent tracking of key datesPoor communication during critical periodsNo backup personnel for your coordinatorTECHNOLOGY INFRASTRUCTURE 💻Look for:Secure client portalsAutomated deadline notificationsElectronic document storageReal-time transaction trackingCOMPLIANCE RED FLAGS 🚨Suggesting aggressive interpretations of §1031Unwillingness to provide written guidanceCasual attitude toward identification rulesPushing timeline boundariesEXPERIENCE MATTERS!

You might suggest that once they get their money back, you split the first $100k (or whatever number makes sense in your deal) 25/75 where you get 25%, then anything over $100k, you split 50/50.