We master leased the lot for 15 years before we bought it out of a Bankruptcy estate on a first right of refusal. 

The owners have actually declared bankruptcy and are out of CA.  

You want a company with A-ratings across the board, that is a mutual company with non-direct recognition.Once your policy is created and funded and time has passed to allow for the growth of sufficient cash values (and this will change from policy to policy), you can begin borrowing from it as a source of private capital.Unlike the other financing sources mentioned above, using your policy offers an immediate source of funds without any obstacles.The benefits of cash flowing life insurance are as follows:-quick and simple loan approval-Does not impact your credit score-Does not add risk by hindering real property-Low fees and low interest rates-Growth continue in policy regardless of loans – known as non-direct recognition-Peace of mind in controlling your own loans instead of relying on a bankIn addition, the Cash Value Life Insurance Policy provides:-Guaranteed cash value accumulation-Guaranteed leveraged death benefits-Secured fixed premiums payments-Dividends-Tax preferred treatment-Creditor protection, as well as possible litigation and bankruptcy protection-Privacy, use, and controlWhen you borrow from a policy, you’re borrowing from your own cash value life insurance policy, so your approval and financing can be issued in literally hours.

I'm getting interest rate quotes of 7.99, 6.99, 7.75, even 6.34 (conventional loan.) 805 credit score. no bankruptcies.

I wouldn't consider the couple.I do have a question - would you consider an applicant who has filed bankruptcy but the case was dismissed?

A better setup would be to allow student loan debt to be discharged in bankruptcy.

Or worse,  if they declare bankruptcy  to get a "clean start', my back rent & legal  expenses  can be eliminated  from their liability,  just like their credit card debt...

Risks to that, sure, but try to do that with mutual funds.... 5) offers the degree of consumer protection a home does and the shielding of assets from college costs, bankruptcy etc.It can be a bad investment, of course, like anything else.

Make sure you have a solid bankruptcy plan @Melanie Hernandez.Frankly I can't imagine a worse place to do arbitrage than the greater Orlando area.I am not a fan of it to begin with but right now it is a race to the bottom on nightly rates.

I don't care as much about credit score vs the details of their history, patterns and bankruptcies, etc.