I now have a good understanding of hard money and would use it as my last resort but the exit strategy is my fear...some hiccup leading to potential risk.  

The company I work along side now goes above and beyond for there clients and tenants.

It also does not have a credit score qualification, so even someone with "hiccups" in their credit can qualify as long as they have 10% equity, no mortgage lates in 12mons, on-time property taxes and no BK in last 2yrs.Sounds like the original question is based on either a Lease or PPA as I did read in there that it had a guarantee of lower rate in first 2 years.

I'd love to connect and learn alongside you!

When I first told her about this hiccup, the first word out of her mouth was, "sociopath." :-) I, however, am not jumping to any conclusions.

Its hard for me to believe any true investor would past this up and if they did either they do not know what they were doing or they arent investors at all.So the 70% rule definitely has a place in flipping but it is not the ultimate determination of a deal. along side a few other considerations the 70% rule is a great tool, but like all tools they are only valuable when the are used correctly

Also, the property will be located within Prince Georges County, Maryland (or PG County) which is right outside or alongside of Washington, DC.

Along side my normal job I have been doing some work on families properties that are were getting ready to up for sale, and another for new renters.

Given that property prices have risen alongside this increased revenue, if revenue drops back to pre-covid levels it would be troublesome. 

I want the  confidence of knowing I have been successful on a small apartment before feeling okay with asking others to  take the risk alongside me.