However one thing that would make trouble for me was that I had some pretty high standards I was keeping the tenants to in an effort to clean the buildings.

But, long term, you'll need to probably use a local credit union (or do forced appreciation with the bridge if its even possible)

Most hard money works like this Rates: 9% to 13% (Most Deals are 11-12%)Terms: up to 36 Months (Most Deals are 6-12 months)Fees: 2-4 points(%) of loan amount paid at closing (Most Deals are 3 points(%))Minimum Loan Amount: $50,000 (For loans less than $250,000 $2,500 minimum fee)Max Loan: 65%-70% of After Repair Value(ARV)100% Rehab Financing Available (Require 20% of purchase price down payment or cross-collateral)Closing Timeframe: 48 Hours - 3 Weeks (Most Deals are 2 Weeks)NO PRIMARY RESIDENCES, NON-OWNER OCCUPIED ONLY, BUSINESS AND COMMERCIAL USE ONLY.

I showed them the whole business model and spreadsheet...We ordered the Feasibility study and appraisalThen they gave me a Term Letter that states everything even construction cost analysis by their 3rd partyThats where we are atwe have a GAP of $2.7MWe came up with the strategy last night.. that at the very least we need $1.5M cash to pay a balloon payment by June 27 or it forecloses... the lord will not let that happen.So I have the green light from the Lord to talk to all the interested investors as He is opening up the doors of Favor

I have been doing plenty of research in short-term and mid-term rentals, but I am a little nervous with what I am seeing with a friend's situation.  

Prepayment penalties- usually 1-5 year terms.

I remember as a youngster having to stain and poly raw cabinets and never seemed like the time and effort it took was worth it, but I guess I learned work ethic and value.

If you do fight to keep it, and go down (which you most certainly will), the term, "an unpitied sacrifice in a contemptible struggle" comes to mind.Sell it, use the money to set your net worth on an increasing trajectory, turn that inheritance into something positive.I'm sorry to be giving you this advice.

Does anyone recommend books, courses, or anything to help me learn the general terms and what it takes to become a private lender/broker?

Call your insurance agent and hold them accountable to what the policy actual says (terms, conditions etc).