They have until September before the contract is up and I took out an investor loan for it. 

DSCR loans or hard money or private loans.

Higher interest rates continue to make it more difficult, especially for an investor that is looking to house hack, cash flow, or DSCR loans on the commercial side are a nightmare. 

He will do a cash out refi on the property and we will use our loan to pay off that refi.

Looking for short term rehab loans.

(The rate we got is irrelevant at this point, we pretty much took out the loan in the nick of time)

I ultimately decided to leave because once I had to transfer to a university from my local community college to gain the 4 year degree the thought of going into student loan debt didn't sit right with me.

I’d like to loan around $25k to start, but I’m undecided on loan terms, so any guidance in that area would be great.

A large percentage of small businesses are defaulting on rents and their loans.4.

If I am understanding the situation, you took at a 12 month loan and it is now due and the lender is foreclosing (I do not understand the six month comment).Here is the reality, getting a lawyer and spending $ to delay a foreclosure is only going to cost you more $ as the lender will also have legal costs that get added to the loan and you will have legal costs.Your options are refinance or file bankruptcy.