I lent a colleague $90,000 with a contract to repay $97,500 within 9 months.

A few things to consider, make sure the loan doesn't have any, or at least minimal repayment penalties.

Whatever the case we want a lot of exits, and we want to buy under market.As I said, turnkey doesnt fit our model, and we dont invest out of state (with one unique one off exception due to a child's college, and we are losing our shirt on that purchase).I think turnkey is fine if you do your own research, but I think its a mistake to consider turnkey a buy and forget investment.Maybe others who specialize on out of state purchases or turnkey investing could give you a little better guidance than I can.

If you are no longer employeed with the employer you're at when you take the loan you'll need to repay it in full immediately.

Usually they will demand a premium over their recourse offering.The issue with recourse is obvious: if the property cannot repay the debt, the bank will look to you, the guarantor, to cover the deficiency/shortfall. 

In regard to attempting to force appreciation in order to repay a hard money loan, consider that there may not be as much increase in value as you need.   

That brings me back to the original question, is Private money there for the 30 year term, or are there different expectations on repayment than a traditional mortgage lender? 

I’ve got to side with @Sam Shin on this one, HI is a very unique market with an incredible amount of factors favoring homeowners.

-Work full-time at W2 job, ~$150k annual income -Currently owe $600k on mortgage, 4.00% interest rate on 30 yr fixed-Have large higher education debt, currently paying on Income Based Repayment (IBR) plan.

Took me 3 years to repay and i don’t recommend it if your are not financially disciplined.