A RE broker loaning money or arranging the financing makes the loan exempt, so I am able to structure deals in ways that not everyone can.  

If the wedding arrangements are all complete or if you are going to contract the repairs/improvements, then get it now.

I would love to hear more about the type of work you're doing right now and arrange a time to grab a coffee. 

I don't see how one can really summon a decent argument that an arrangement where one intends to sell the property to another and has zero chance of buying it if the sale of contract doesn't materialize is anything but a brokerage arrangement.

You can give them the option that you intend to end the month to month arrangement absent their signing the lease (after considering the length of notice required by law and lease).

But, if the IRS has accepted the arrangement it makes for an argument that the debt is valid, at least to an extent.One last issue, consideration conveyed or exchanged.

They might be more open to the type of arrangement you want.Regular title companies and attorneys and big brokerages want VANILLA DEALS.

I do all the work behind the scenes for arranging repairs/repairs and other issues but not having to answer phone calls is a starting point to building out good business processes.

Fortunately the interest paid before default made up most, but not all, of the loss.Any sort of pre arranged deed in lieu may not hold up in court.

If you want truly passive investment you could invest with a syndicate that purchases the property and then pays you monthly or quarterly, while they do all the work to get the property, arrange the financing, management etc..