She was always exploiting her age for her benefit, because that ***** knew that she could hit me and likely nothing would happen to her but if I hit her guaranteed trouble for me. 

It would appear to me that, on the contrary, IRR is a great tool (but not the only one) to assess an opportunity as a whole as it benefits from many advantages: it values time and takes into account leverage, cash flow, debt repayment, inflation, appreciation, etc..Regarding the second mistake, indeed for a certain initial equity, the size of the investment is significantly different.

The real experience is gained by making mistakes and LEARNING from them how to interact with Clients. 

If the collateral is an appreciating asset, as in the case of a HELOC or Cash Value Life Insurance, the borrower still benefits from that appreciation.

If I build a duplex for $400k and sell one side for 300k can I avoid capital gains if I roll that 300k into the mortgage resulting in a 100k mortgage for the other half of the duplex?

If so, it might be to your benefit to work with her and raise it to an amount that you determine she can afford while she looks for a new place. 

I can't tell you how many times I've gone to a club or meetup group and at the end of it realized I came away with absolutely nothing gained, not because of anything they did, but because I didn't even know what I needed to know.

-has rental properties of their own (preferably long-term holdings to gain cashflow and property appreciation).

what is the benefit of a series LLC.. no LLC is asset protection especially if its single member..

If there are any local members I would love to talk and hopefully gain some knowledge.