Not recognizing boundaries is a classic sign of a difficult (at least) personality.

I do recognize this is a huge risk for the hard money lender. 

I think those kinds returns will eventually cycle back to us, and I would be spending this time to educate yourself so that you recognize value when that time comes.In the meantime, start networking with other experienced investors in the area. 

While I agree with you Marcus that this is a supply and demand issue in the short-term, we have to recognize that when the money printing spree slows down and eventually dries up no one knows what comes next. 

They could have easily bought a house, wife also had a high paying job and there income exceeded mine.Another tenant was a CPA/Comptroller for a medium sized corporation, with a name you'd probably recognize, they also rented from me for 7 years. 

While it could be distributed, it will come out as gain as well; (3) there is no "step up" in basis at the death of the shareholder, except as to the basis in the S corporation stock (which is not depreciable) - thus, the surviving spouse can re-set the basis and re-depreciate the property (or sell it and recognize no gain).Most investors I know either use trusts (a discussion of trusts is beyond the scope of your question), or LLC's taxed as partnerships when investing in depreciable property. 

Its sort of why I jumped on this thread, and I recognized you, and, of course I wanted to congratulate you on your fix n flip.  

I recognize some of the names of presenters and I believe they are good people.https://www.eventbrite.com/e/californias-distressed-mortgage-private-lending-expo-2017-tickets-31692427905

When you look at creative financing in this light, you go beyond types of lenders, seller financing or cash purchases, the use of other assets.As mentioned, you do need to recognize seller's motivations, understand personal finance well enough that you can make informed suggestions.You can utilize just about any other asset, that has a determinable value, value must be found and agreed to in order to use it.I've used stocks, bonds, other real estate equities, personal property like boats, vehicles even an airplane have been used, accounts receivables, existing leases or new leases can be pledged or cashed in, annuities, judgments, inventory and a & of sales have been used in some of my deals.Anything of value, held now or to be received in the future, that is marketable can be a source for leveraging a transaction. 

Abatement or Remediation:  Many contractors will try to "sell you" on encapsulation, which is acceptable, (such as "painting it" with a recognized/certified sealant)  but leaves the potential there... and again it is ALL about disclosure...Abatement/Remediation is the more costly but permanent solution.... if is a roof, the roofer should be certified in the removal and disposal.