Check out Norada Capital with a simple no fees structure and 12-15% annual yield depending on how much you invest.  

I’ve got a late fee enforced to try and disincentivize late payments.

But of course Like I said you pay somewhat of a premium over the cheapest hard money out there that reguires down payment  paying their points and fees UPFRONT making monthly payments paying for insurance..

Unfortunately, I don't think Texas has reciprocity with any other states.You can get a referral fee.

Quote from @Jeff Sanders: Personally coming from an agent/investor in CA, I always get a quote from a broker of mine and make sure I am knowledgeable with the fees/costs.

You also implied that we don't specifically price deals for our clients and the client's "rates and fees will be much higher".

Yea give her the advance notice, maybe she pays and you save on the eviction fees.

Experts say it can be risky for an investment fund to operate this way, since it may require ever more participants to be brought on board, rather than making money from its business.More than 60% of RAD’s operating expenses in 2020, the most recent period for which the company has released audited financial information, consisted of asset-management fees and other payments to a separate company owned by Mendenhall and other RAD executives called RAD Management LLC, according to an analysis of the financial data.Those fees and payments amounted to more than $730,000 that year, RAD said.ADVERTISEMENT“We have limited operating capital, few significant assets and limited revenue from operations,” RAD wrote in the January document, which sought to raise up to about $58 million in new funds, for a total of $75 million of company shares.

Tax structuring and LLC advice you can get for a paid fee too.

Once you pay realtor fees, closing costs, sellers want 10k for points and concessions.