Likewise, it doesn't seem prudent for me to take second position, even with a personal guarantee, as it seems much more risky and I am putting in the initial money that would make the deal happen.Questions:1) Are HMLs almost always lending out the full amount?

If so, you could ask your partners if they'd be willing to personally guarantee the bank loan as well.

And make a guaranteed 250,000 a year?

Waiting a year for my commission and even then it isn't a guaranteed sale doesn't push too many buttons. 

Whenever someone calls me to ask about refinancing and tells me they are at 2.5% or 2%, I kind of automatically know it's a vintage 2005-2007 mortgage.As long as you're not making whimsical assumptions about appreciation being "guaranteed at 10% per year every single year" and silly stuff like that to make your numbers work, you're fine.

Probably not likely, but not guaranteed they wont fight you on it.At 3x's the cost, I'd continue to try and find alternatives. 

You want to ask (not tell) the contractor how he is going to resolve the problem and then ask what guarantee he can give you.

., but it's never a guarantee for either.  

They’re all commercial loans for LLC, and backed by a guarantee from all partners.

Lein laws in most states go junior to the mortgages .. so even filing a lien is no guarantee of payment..