Don, we probably have different definitions of a HML going on too, which was my initial thought, someone who lonas money for a development could well think of themselves as an investor securing their investment as a loan rather than the sharks on the streets making loans actively (LOL).

Occam's Razor says we'd all own our primary residences in an LLC if that was the easiest route to go to accomplish what you're worried about.  

They bring the title to escrow and a professional handles the transfer.There are likely some sharks on ebay in the RE area.

Your HMS (hard money shark) fees are $10,000-$15,000.

We have both sharks and gators around here so I guess I mix them up!

Some seemed like the owners and other seemed like loan sharks.

But I can tell you this with 13 years experience, cash buyers are like sharks, if there's a kill, you don't search for them they find you.

'oh you need to do xyz' but to me -- I'm a guppie in sharks and have no idea.

If not, you're like blood in the water to sharks.

Getting this figure exactly right isn't that important unless you have no cash reserves or are buying so razor-thin that any expense is going to sink your profit.