Obviously, sponsor gives up the lions share of equity, retains “promote”.  

I have an offer that seems enticing and would like some guidance. 

The lender does this because they want to entice third-parties to bid and if they don't "drop" the amount owed they'll end up with the asset.

So I am promoting her all over town, so make sure she gets her discount back in spades.On the buy side, man, that's tough. 

And not as much cash as some have promoted.

You will likely end up paying a pretty high interest rate, but you have to give something to entice a lender.

A lot of us go for the kill promoting our markets, I’m guilty at times.

Under rules 505 and 506c, however, you may include up to 35 non-accredited but "sophisticated" investors, but these two exemptions require audited financials and you can't advertise your offerings...you can only promote them to those with whom you have an established relationship.

Title companies are also offering remote and curbside closings to promote the social distancing protocol.

While this falls more on the unlikely side of things its worth bringing up as the "no interest on hold-back" is quite enticing.