If this were foundation plumbing or electric I'd obviously (have to) hire a licensed contractor but this work didn't seem too... risky in being able to salvage after some loss to erroneous work or performance.

I'm not a lawyer, but from my understanding you don't need a securities license to raise capital for your OWN deals (i.e. deals where you are the principal or a general partner).Also, the name of your title doesn't make much of a difference for anything other than marketing.

Give her the money for the security deposit, cash up front.

Some states are taking the stance that if you begin marketing prior to taking ownership you show no intent to actually purchase therefore you become a broker in the transaction and need to be licensed to perform those actions.

Call it karma or the golden rule or however you want to lay it out there, real estate works for the folks who treat people the right way, folks who are genuine... sure they miss a deal to the person who beats them from time to time, but their conduct, acumen, character always performs in the long run, provides staying power.#4- THANK YOU to these folks for all they do...

For example, if I take a loan from 10 different friends and family members, all secured by the property that I'm buying, is this something the title company would accept at closing?

I'm all about leaving lots of cushion as a sort of insurance to make sure I keep myself relatively secure so I'll keep in mind possibly raising those percentages a bit.

I took a 401k loan for the downpayment, and at closing, the seller gave me a $25k loan and secured it as a 2nd mortgage. 

What is your favorite solutions for home security if you are a rehabber?

I'm a registered representative with a securities 7 license, so everything i do is done as a security.