Although I don't do the smaller flips anymore, I have just completed two tear downs financed the same way and sold the first one for $1.45M in two days and the second goes on the market next week.I am a fan of hard money lending, but the same principles apply and it is not wise to be over leveraged at anytime.

Then, the developers offered to sell our equity group the deal out-right in exchange for settling the debts and payables on the project and returning current investment principal, including a negotiated return on said principle (between 50%-100% on the money already in). 

@Matt FerchThe purpose of a self-directed IRA or self-directed 401k is to give you the ability to diversify into alternative investments outside of the stock market.

Do I need to worry about the new housing stock that's under development in these areas especially South loop?

I arrived at my cabin in Pigeon Forge yesterday to find that my housekeeper had removed my high quality towels and sheets and replaced them with cheap alternatives and had never stocked my house with items (coffee, olive oil, hand soap...)

I wouldn't put much stock into anything coming from Zillow estimates.

(Stocks,Bonds, Property, Cash, Boats, etc) An asset manager manages assets on behalf of someone else, making important investment decisions that will help the client's portfolio grow.There are many property management companies that maintain properties to a high standard.

What terms might you offer a friend in in their 30s for 50k who is just looking to diversify in a hot stock market?

Equity=ARV -original loan -principle paid. 

There are literally hundreds of options from dividend growth stocks, etf's, reits, etc.