So, they think it's done and high-performing and you think it needs a complete makeover so you would be paying up to renovate.

@Glenn Cross NEVER pick up rents!

also just looked up this company, does show one of the larges hard money lenders but also alot of law suits in years (2010-2012)

The extra 10% would be split up as 6% max as seller concessions towards closing costs, then the remaining 4% would come off the principal loan amount. 

Good luck and I'll let you know if I come up with any other brilliant ideas. :0)

Currently have a 24 year tenant, who has agreed to a new 3 year extension, where they take care of all utilitites, lawn service, snow removal and minor maintenance up to $400. 

Utilize the borrowed money to invest in additional properties.Die: Upon death, your heirs will receive these properties with a stepped up basis which can potentially eliminate capital gains tax on the appreciation that occurred on the properties during your lifetime.Have you utilized any of these strategies in your real estate portfolio?

It also bought us the freedom to travel without having much in the way of living expenses and opened up the possibility for us to cashflow while not in town.

The 4 bedroom person will bid up.

It seems like that would be a question to ask the attorney that set up the trust up.Can you not get courtroom legal defense from the attorney that set this up - or is this person just telling you comply with the subpoena you have no choice ?