You get the worst return on your cash but have the greatest protection against market turndowns in terms of the asset protection.

If the purchase was 100K and rehab is 40K and the ARV is 200,000 then there is plenty of equity to protect the investor.  

Offers asset protection if someone tries to sue

In addition, I use high quality (not $8) surge protection power strips on my computer, TV, etc.I do not bother though on my rentals. 

Courtney ClantonBuyers Protection GroupCustomer Service Representativehttps://ezo.bpgwi.com

I know some real estate investors that want to borrow money from me from rehabs or down payments on their projects, but I don't have the proper documents to protect my investments.

You need to cap the contribution ahead of time to protect your self. 

The tenants REFILED their Chapter 7 Bankruptcy the same day as our eviction, so the court chose to not execute as they are still under protection of the Bankruptcy Laws.The Hammond City Court closed at the end of the year.

I would appreciate any advice you may have on making this happen while protecting my money. 

Do they pay the mortgage via your payments, Do you make the payments to the lender.. if the payments go to the seller how can you protect yourself in the event that the seller stops making the payments to the mortgage and you don't lose the property?