My guess is there was poor marketing, poor tenant screening & selection, a weak rental agreement, lack of monitoring, and ineffective enforcement of violations as they occurred.

Seems they are not likely to inform you of maintenance needs or damages as they occur, so you'll need to be more vigilant.

The opposite of that is "Call Risk" where since rates are dropping, prepayment occurs faster since borrowers want loans with less interest so an investor has their principal returned sooner and are then caused to reposition into a lower yielding instrument.

If cost overruns occur, then put that into the agreement that she has to come up with the additional capital or you will loan her the deficiency amount with interest.

But if the retail sale value is high enough, and there are sales actually occurring, it might still work.

How long do we have to get this deal together before legal foreclosure action occurs?

I would never want to put anyone in this situation and feel horrible that it occurred.

It will be interesting to see what changes occur over the next several years.

That's where your "stigma" will occur.

The same disconnect occurs when talking percent based on UPB, where if I told you I wanted 90% of UPB you might think I am crazy and that is too much, but if the property has say 50% equity the story is a little different.