And it sounds like OP is smart enough to know not to send 65k up front only to never see it again and get no help..

If I were considering investing, I would read the PPM and Op Agreement to ID risks and further questions for the sponsors. 

Rates are not going down and something like that we would not do, we would go 24 months max and would be 12%+. so 10% is good YUP that is a smokin deal for private money for 5 years.. now the OP does not mention points if any..

If OP has not already tried calling every we buy houses ad in the area, they should also do that. 3 days is very limiting though - no time to waste. 

Again how we balance automation and the use of AI for ops streamlining with human-centered property management is key.

OP when you say more expensive, can you give numbers?  

Quote from @V.G Jason: Quote from @David Fern: This was not a loan assumption as described in OP’s post.

To be honest, I would not use an attorney to draft a full op agreement between you two.

Sounds like the house is not local to you, OP.

In the case of the OP, he believes prop taxes are too high, tenants are crazy high risk, STR is too much work, does not want to purchase more.