Hi Jake,Hard money loans are not that difficult to secure, but they will require skin in the game as someone had mentioned earlier.

There are many national companies, in addition to your loan servicers, that perform these types of actions.

Have specific performance expectations, with penalties for not reaching them.

For example, if you found a great real estate deal and convinced me to contribute 50% of the funds, I wouldn't be interested in any contract from you promising not to steal my money: I'd want a secured interest in the property, likely in the form of a promissory note (describing the terms of the loan) and a recorded security deed (pledging the property as collateral for the loan).

TITLE INSURANCE□Do you obtain title insurance on your transactions (including loans secured by a mortgage)?

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My current mortgage is in my name, however, I was debating on switching from the FHA/203k Loan to a Conventional Loan based on the appraised value post renovation (even though, I should do this after the house has a track record for performance to appraise on the cash flow that the house can operate at). 

With a wrap you would still have a security interest and could foreclose and (try to) take the property back.

My options are: 1) to post a "three-day notice to perform or quit", 2) write her to indicate the lease violation and allow her to break the lease now to find another suitable apartment.

Penalties for missing the deadline range from $30 $100 per form.