It's free and instant.

You don't need one for small claims, and if you don't win (not to say you won't), you'll be responsible for paying those fees as well.  

With your experience as a realtor, contractor, and investor - regardless of where you gained and cultivated that experience - this will give you instant credibility with most clients.  

Even if someone is injured on your property for just stupid falling,, or whatever they can always come back and sue you for injury,, if they win that's another issue.. but I never permit tenants to do work.

Does anyone know of a creative arrangement between Hard Money Lenders and borrowers such that the borrower can use the lender's funds as "proof," and then only pay the interest on the loan if he ends up using that money on a winning bid?

@Cyntnia BrooksThe best situation is take to small claims, win, and get judgement to garnish her future wages.

If someone outbids that amount they will stop bidding and the winner gets the property (and any unpaid debt/taxes/judgments/liens/etc above and beyond the winning bid price). 

It's instant. 

I hope you guys win. 

This way it is a win win for all parties, you dont pay for work you do.