That option feels like it will be trying to thread a small-eyed needle.  

Now if the gater your talking about is loaning small dollars to wholesalers thats a non starter..

Also, your small local banks may be a good options; however, they usually go into a 5/25 ARM products. 

I'd also restate to them that you are not going to involve yourself directly since that is their role, but that from her email it sounds like allowing her to early terminate with no penalty IF it is returned in good condition may be the best option.

With that equity you can be in a more landlord friendly state and split between cash flow and appreciation or expand into a small multifamily.

No matter the route you go, I'm sure I, or someone on here could help direct you to the people you should be talking too.

More difficult to see safe money-making opportunities, so it seems like, from my perspective, listings and contracts are being reported in small waves, as people dip their toes in. 

We are a direct lender and can provide funds for 6, 12, 18 or 24 month terms .

Single family 3-4 bed not on septic with an ARV of 400-900k or small multi family in king and northern pierce counties.   

He currently heads in the other direction (almost runs) when I go his way.