The views are breathtaking and offer some of the most dramatic combinations of beaches, dunes, rivers, lakes and mountains.

Quote from @Brandon Croucier: That’s a killer loan if they are actually offering that.Seems extremely below market value as even primary mortgages are higher than this right now.I would beware of a bait & switch on this. 

Slightly increased the offer to quickly go under contract, but still had inspections and everything done before completing the deal.

Airbnb.org, the nonprofit arm of airbnb.com, offers hosts options to assist with emergency housing in times of crisis, such as the 2025 Los Angeles wildfires.

The drawback is you need to build trust and relationships upfront.Both have their place, but private money tends to offer more flexibility, while hard money is more structured and accessible if you lack personal connections.

Cash offers would net you less.  

If I have a capital provider whom wants to be 100% passive and is ready to invest $100k with me (cash), and I have all the syndication structure and offering documents for this project... can’t I just find an accredited investor, present them the deal / get them on board, and go through them?

Your son is likely paying more than the property is worth, by definition, as the seller would almost certainly prefer a similar offer that was not subject to. 

I find properties on the mls and send them to the agent with the offer price.

and they charge per door and not sure if they even offer everything that I want.