I selected the title company that they recommended because I figured in this situation it may be easier.I have purchased several homes and typically the settlement fee from the title company is $500 +\- $100, I was expecting a similar cost.

Expect higher rates, but not quite hard money rates. 

Don't expect massive appreciation but use it to generate cash through constant, consistent monthly income.

He pays the rent correctly and on time but he expects like this.

I expect to officially start the process this week or next.

Its spring , dont expect anything to get done fast , or cheap , with all the work out there GOOD contractors are getting a premium . 

Then look for properties, expect a bunch that don't cash flow or have enough return to make it worthwhile. 

The returns have been beyond expectations but its a high end unit.  

So technically she owes $50, but I'm guessing if she's going to battle me for the SD than I probably shouldn't expect that $50 on time either.

What kind of rates can you expect on a commercial loan for a property like this?