The house is offered to the buyer at the ARV price, and we explain how we plan to rehab the property and its worth after repairs (ARV).The end buyer has to make a commitment of at least 10% of the ARV, provide proof of funds, and other documents required to list the property on our website.

If you want more info, send me a PM and I can send you a link to an article that explains further. 

If you contact me (my BiggerPockets profile explains how), I'd be happy to explain. 

We all will have our own opinions but end of day it is up to you if you value $10,000 as.I was booted from the FB page because I dared to explain why some of the things his students, and I use that term very loosely, were espousing were simply illegal.

I've never used hard money for anything before so I'm not sure that's an avenue for me.Im hoping someone can maybe explain the ins and outs of this type of financing.  

Outside of the letter you should explain the consequences of an eviction.

This also explained to me that this will apply if you decide to pay off the loan earlier than the original due date of the loan

Then I work with a local insurance broker give them a valuation of the property, explain that the property is being rented and by how many people.

Most property managers do not run the way you’re explaining.

Quote from @Rick Albert: I would talk to someone who understands this and explains the probability of success.