I did all my other due diligence like asking for paystubs, W2s, Tax returns, Employment verification, bank statements etc etc and did not see any red flags overall.

Up front fees (outside of appraisal fees) are typically a red flag when dealing with a HML.

If 4 syndicators offer 10% and another is offering 15-20% then a red flag should go up and ask “why is this one better” if the operator says it’s because their secret sauce I would laugh. 2.

I also  am not sure her getting her real estate license and sell a property a year as someone suggested will qualify for the 750 hours.I know we all want to make money, but we do not want to raise red flags....  

Put Florida or Miami in the title so those people with those flags will get notified about your post.Or use the lookup magnifying glass.  

I want to give them the benefit of the doubt they are just struggling with staffing but now have seen some red flags that lead me to believe there might also be some type of deceit/fraud and possible financial trouble.

If you conclude the leverage is so good that everyone comes out ahead that's fine but if you are only able to originate hard money debt that may be viewed as a red flag by investors who will question your experience and borrowing strength.

I see a little bit of a red flag in the fact that his students are closing so many deals in Texas right now - in such a tight market...

what are some other major red flag questions you might ask?

I instead look at it as a potential red flag.