The fact that you had some negative reviews is certainly hurting you.So you have 4.46 stars and 12 reviews.

The value of your SDIRA may be too low, but I'd recommend Gary Mobbs at South Star Bank in Gonzales, TX.

The signing parties are "stopped" from saying anything different after they sign the letter.Each Tenant Estoppel Letter states the attached copy of the tenant lease is accurate and was signed by the tenant, there are no other written or verbal agreements, the tenant has paid rent through a certain date, and there is no prepaid rent other than the current month.

I’m continuing to work with the tenant, but we’ll be approaching two weeks late with no signs of plans to pay.

Depends on the operating agreement and docs you signed.

Wise lenders have borrowers sign legal agreements and have them provide collateral that is worth more than the amount of the loan in case the borrower doesn't make the promised payments on the loan.

There are signs to look for if you know what to look for and certain areas of town are far worse than others.Where is the house? 

So you are better off finding someone who wants to rean interest on their money and getting a promissory note signed and giving them a 10% interest rate and having them give you a 15k loan interés only for a 12-24 month period.

Go for it.Just don't sign up with a brokerage that will charge you monthly fees.You sound like you have a lead source through what you do as a firefighter and you should follow your first mind and become a direct source for those people your getting acquainted with and building rapport.

If you have the willpower, to get up extra early everyday to market yourself, follow-up with clients, meet new prospects, and walk a client through initial application, to loan doc signing and funding, I highly recommend finding a side hobby to destress lol.You definitely need to prepare your mindset to think like an entrepreneur.