He is giving me the money as a loan at 13% simple annual interest.

Pretty simple.

The 1 in 50 times where this simple litmus test gets it wrong isn't worth the time suck represented by the other 49 times.Those that WILL drive to your office even though you previously didn't sense any motivation, it is probably worth your time to run a full CMA, offer them coffee, and start that relationship.

My advice: keep it simple for investors. 

To get there, at a minimum you will have to:Repair the 11existing homes x $15k per home = $165kHunt down 7 used homes, transport, set up, make repairs x $25k per home = $175kSell all 18 homes to qualified tenants (you will likely have to carry paper on the homes, which will eventually return the capitalization above, but assume it will take 5 years or more)Repair the park infrastructure, roads, signage, the residence, landscaping, etc (let's assume you will spend at least $50k on this if you are lucky, though it could easily turn into a lot more) The bullet points above will likely take a couple years and it could take double that, depending on how aggressive you are, what the availability of good labor/contractors in Indy, and what kind of demand exists for that location.  

Of course the other option is very simple just write a check from your LLC to you.

If it’s unsecured, it’s essentially a piece of paper sitting in your file cabinet at home. 

Plain and simple!

Irs chases paper trails. 

A simple, generic "pest control" clause would sufficiently cover all of these.