Chase moved WAMU executives retirement accounts (previously fully funded $800 million) into rabbi trusts, took the money, and later bankrupted retirement accounts.TPG survived the hit.

A Living Trust drafted by your attorney where you have a familial relationship as trustees maybe something to explore.

You might change your mind in person and as @Russell Brazil said, we don't usually trust the OOS buyer until they show us the money or the motivation to buy.

Each state has different usury limits and you are exempt if you are licensed.I highly encourage you to speak with your CPA/attorney regarding the use of an entity and if it is right for you as well as the legal docs to protect you (deed of trust, promissory note, personal guarantee rider, and all other disclosure docs you should have for the state you intend to lend in).

I want vendors I can be lifelong clients of--improves our trust levels.

If there are no meet-ups in your area, consider building your network with a few trusted investors and RE professionals to create your own local meetup.Best of luck to you moving forward!

Never trust a site that looks like it was created on a $40 budget in a 2-hour time frame.

Your life will be a lot easier if you have a GC or even a Project Manager that you can trust.

My wife typically meets with them and we now have a set of contractors we regularly use and trust. 

Its trial and error unless you can get a referral from a trust worthy source.You can read reviews for cleaning companies.