It's no guarantee but it's a good place to start.

My favorite is when the reps and warrants state that the loans are being sold as is and the seller will not take any responsibility or guarantee that the loans are enforceable or not, even if they were the sole cause of such  unenforceability.

I have personal guarantee, Mortgage note, promissory note.Now borrower(investor) neither paying monthly interest, nor responding to any phone call etc.What should be my immediate action. or series of steps.Definitely I will reach out to attorney. but in the mean time, I though asking here, if anyone has any advice.Thanks

The process and the strategy might change, but if you tell yourself it's a bad time, I guarantee you won't find any deals that work. 

Your LP’s will need to be informed they are behind a hard money lender, what those terms are and the risk involved with being behind that hard money lenderDepending on the lender they could require you or one of the LP’s to also personally guarantee the loan.In most states if you have more than one LP then you would need to register the offering with the sec (most likely as an exemption) but docs and setup would probably be $10k.Can it be done yes, is it typically done for a deal under $1-$5M, typically no

Rhino is basically like that.Then we would turn around a guarantee 1.5x the rent security deposit guarantee to our owner clients.

The sales rep was saying they guarantee three deals in 90 days or they work for free and not sure if they stand by their word.Thanks  

Make sure you understand the monthly deductible, and that the rent and maintenance guarantees don't kick in right away. 

There's no guarantee of anything in the STR investing world, and I do think cities are legally allowed to switch their laws, so as soon as I say it's super unlikely to happen, that thing will then happen.But again, not even the most liberal, affordable-housing-starved, anti-STR city in Colorado has changed their laws and not allowed those who were operating under a legal short-term rental license to continue.Your point is well taken though.

The last thing to consider which isn’t guaranteed or exact science is the amount of appreciation you may get year over year.