But assuming the loan and her not losing equity to a normal sale are part of the reasons she has the equity that she does, and changing those terms would have meant a different sale price, and less money back to her.

I make no apology in how I react when someone refers to groups of people as 'breeds' when taken in context means nothing other than 'animals'. normally I could give a rip about this type of interaction but come on..

The point is that my name would not appear as connected to the property.Yes, all transactions with the property would proceed as normal.

When they do that, they have the ability to sway from normal Fannie Mae and Freddie Mac requirements which require a certain number of years of employment and a multitude of other items. 

I know in the parts of San Antonio I work, 21 days or less is pretty normal, but there are parts of town that are much slower than that too.Are you getting showing, but no apps, or just no showings?

If my goal is to refinance the property once it is rented and rehabbed, but I cant get a bank loan to pay off the hard money lender, what do people normally do?

Yes you can have issues but normally you go to a few trusted people for repairs.

In terms of cost, you just give up a percentage of the potential collected rents so there normally isn't' an up front cost to send someone to collections. 

Do you just get your normal return, get your return back plus a percentage of the overall profit from the sale or some other compensation? 

If it is a higher end rental where the rent and security deposit cost more I might take the pro-rated amount up front and just have them start paying normal rent from the first full month so they don't have to come up with quite so much cash up front.It really is your preference and what you think is the best for your business and for your tenants.