I've provided  the lender with the application, a full proposal, a scope of work doc, a list of real estate owned, and evidence of my past experience but I cant seem to get this lender to move forward on my loan application.

I believe the job market in regards to that is the same here, I don't know that for 100%, but anecdotal evidence by me checking job listings for both architects and construction managers.

my 2 cents: If you have a claim for damages in the posted notice, and the tenant files an answer, the answer is evidence of actual notice and you can get a money judgment based upon that.

Let's assume, against massive evidence to the contrary, that your partnership with your brother will be problem-free.

You'd get the chance to see first hand how that stuff works in reality instead of just listening to all those cutesy anecdotal evidence "rag-to-riches" / "fool-proof-method" stories.

And they sent this text in an email so I have evidence.

Obviously this could all be for nothing if it turned out the property needed major repairs, but I felt (with 0 experience) $10k was reasonable for the evident repairs + wiggle room.

There is no ductwork and no evidence of hvac of any kind having been there.

When stuff happens and if you ever get to court, you can bet that pro forma will be evidence agaainst you.

The credit history of the borrower would evidence financial management toward third parties more than the payment history to family members, IMO.Unless you were obtaing this debt at a huge discount and had an exit strategy, either refinancing the borrower or selling the debt, I would not entertain this note as an investment.