These people can be found at local real estate investor clubs and meetings.When evaluating hard money, you should focus on 4 aspects.

I'm still wondering about compliance aspect in these situations.

Or is it someone who has mastered all aspects of Real Estate Investing?

Your state regulations will define notice period.

I like to define cap rate as a simple way to measure the cost of an income stream.Class A assets in primary markets have low cap rates.  

People throw around the phrase "investor friendly" without defining it.

Give the contract a small down payment and when a certain aspect of the job is done release more funds.

Our mindset doesn't define that as being "maintenance", just upkeep.As others have pointed out, the greater amount of tenant responsibility, the more things that will be kept up to tenant standards, which will likely differ from your own.

I carry language in my lease agreements now defining the rules as needing to be honored not only by the tenant, co-tenants, and children, but also the tenant's friends, associates, and family. 

@Renzo Tunjar define "no-brainer" and location always matters.