If you give him a better return than any bank in America, backed by the security of real estate, purchased below its actual value, and backed by your personally, what is the least he would accept as a return? 

You'll probably have to give up your security deposit too.

Will be paid for out of pocket by the time i actually start building, by which that time i will secure construction financing to construct the actual buildings.

I have MLS access and I look at REO's and auctions regularly but I have to admit i am stuck.

Some buyer down payment, owner holds second note, first note by regular bank lender.3.

I am a security manager and I have a second job as well.I work 7 days a week .

I feel this is a good thing when it comes to investing.For us to get on the same page regarding investing in real estate, I had to show her how we were financially secure enough to be able to do so.   

trust deeds non judicial. so like in GA and MS  which is trust deed country or in GA its called a Deed to secure debt..it can be quit fast 90 to 120 days from filing the NOD .. in mortgage states and particularly NE states the process can take some time but usually at least one year.. to from what i have heard in NY it can take 3 to 5.. borrowers and lenders can also stall things out a bit using different methods.

another thing that occurs to me is something that you should so anyway: regular inspections. quarterly, or at least semiannual inspections are a must. and make sure the tenant knows you're coming through at those intervals, because you want them on notice that you're paying attention (e.g. grow houses, broken stuff, holes in walls, etc.).

I want him to feel secure with the arrangement as well, so how do we word an agreement so that he also has some certainty that his work will be deemed satisfactory and I can't just say "I don't like it" and break our deal.