The deals always come in right on the money with no variation so I know they’re not doing the job.

An example of this would be mixing your personal money and LLC money in the same bank account.3.

When you lend money, you get interest.

No point in hypothesizing if they can even purchase. 2) Offer them money to move out.

Maybe educate on notes or RE, but start investing with your own money.  

My goal has been to borrow money for the rehab, rent it out to generate income for the Trust's beneficiaries, and then do a cash-out refi to recoup my down payment and any other out-of-pocket expenses.I believe there are limitations in an Irrevocable Trust, which would prevent me from simply deeding the property to myself or possibly even to an LLC if I create one, even if the end result is in pursuit of my fiduciary duties to the beneficiaries, as Trustee (i.e. making the home inhabitable and generating rental income for the beneficiaries).

We are currently fighting to get that money back through our credit card.

The private lender runs "a trade or business", like hard money lenders and professional money lenders do, as opposed to a casual lender such as a friend or a family member.2.

The two ways that those come to create value are renting them for money over the lot rent and selling the homes.

Nice part about SMR is they accept money orders (which we know many MHP tenants like).Never collect rent in person.