I work with StarPointe Realty on the sales side, and have my own fourplex rental with them on the property management side.

EvolvedProperty is somewhat vague and doesn't automatically trigger thoughts of a home sale.

Both the mechanical and plumbing seem to have less left on the contract than what would be required to finish the work (for instance the HVAC guy has done everything but put in the new package unit outside which is about a 5k job, but only 3.5k is left on the contract) but I, nor the owner who has been very cooperative, have been able to get in touch with the electrician, and there is a good bit of work yet to do.When you say $ held in escrow post closing to cover leins, do you mean $ out of the seller's pocket/sales proceeds, or out of my pocket?

Are you using the OREC uniform contract of sale?

The best place to find  gas stations or auto repair shops for sale with / without RE in your area is www.BizBen.com.  

•A proven business leader with 25+ years of management and technical expertise holding multiple leadership positions within real estate, manufacturing, sales management, business development, publishing and hospitality fields.

So she is motivated to sale ASAP.

The only reason it is structured as unsecured is if 1) the borrower's net worth is substantial and it's basically a credit card or 2) collateralize funds cannot be secured for a specific reason (such as high volume inventory purchase/sales) but the ave balance stays constant.

Generally houses are sold for market value as determined by comparable sales not net operating income.  

I went to one of the free guru seminars,  signed up on BP and my local REIclub, I'm starting the 75 hour course to become a licensed real estate sales person and  Ive been reading through the forums and posts here on BP as well as well as webinars etc.