However, if it is something you will like then I’ll come to you with next deal since today I have finally found a JV who committed to go with me on this project.

But there are still plenty of deals out there; you just have to be careful who you're buying from & surround yourself with a strong network of experienced note investors so you can reach out for help when needed.  

Stay strong!

@michael G.Sometimes you can come on too strong. 

The cash on cash ROI and cap rate are both strong and satisfactory.

LOL. some of the tools i have seen my clients use are charitable remainder trusts those seem to work pretty good.and then i think an irrevocable trust is pretty strong..  

With many young residents and strong employment growth over the past years Trulia has put Colorado Springs at number one.

@Will Foster as the post above eluded to the answer here will strongly depend on what you have available as collateral. 

Also I strongly suggest reading a couple of books, filtering the forums for discussions directly related to what you're trying to do. https://www.biggerpockets.com/forums/12/topics/318235-double-close-funding

But it's still a choice that you are making for a bad act that wasn't even committed by the tenant.