No guarantee and if you want the house I wouldn't walk away if they didn't but if it was me I would try.

@Chris BrownActually if the ROBS is setup properly where, for example, the IRA funds were transferred to the new ROBS 401k, the loan will need to be to the ROBS funded C-corporation and you as the owner of the ROBS 401k can personally guarantee the loan, however the 401k assets may not be used as collateral.

I would do a mortgage or promissory note with a personal guarantee.

This isn't the easiest approach since you acknowledge you will lose at least half the assets, but you also can guarantee protecting half.

I can guarantee you that the calculation was done incorrectly.  

@Elizabeth ColegroveI think it can work for lower demographics as well, especially with guaranteed government rent.

She paid 90.00 immediately with no fuss, it was in my account within an hour of filing the claim request.If you set the stage and guest expectations well, I think you'll find that people take much better care of the property, as they view themselves as "guests" rather than tenants... they don't want their reputation on the site tarnished nor do they want to lose their deposit... beyond that there's a 1MM host guarantee on Airbnb and other sites such as Homeaway and VRBO offer other types of coverages.Those are just a few things I wanted to throw out there for you...

(Keep in mind, no guarantee it will be built or that an NFL team will come).  

At that point you would use the property to secure their investment and give them a guaranteed rate of return.

We drafted a written agreement AND held back some of their sales proceeds as a guarantee or security deposit (call it what you will).