Has anyone found any private lenders that have an appetite for such deals? 

This makes sense, and if you have an excess of money every month after expenses, the reserves don't need to be quite so well established.So how much do you hold in reserves?

However while it sounds like your CU has an appetite for helping you do 100% levered financing you should do as many as you can before they come to their senses :)..

That should allow you to be comfortable and still use some leverage.It's a personal decision at the end of the day based on risk appetite, return expectations, and equity available to be invested.

Conversely maybe she gives her excess cash to a church or worthy charity.

When tenants complain, appreciate it and listen very carefully to what they say-- multiple tenants complaining about excess traffic means you have a drug dealer and you'll need to get them out asap before you have a shooting in your building.

Overage Percentage - This calculation is expressed as a percentage of the gross revenue (collections) in EXCESS of a base amount. 

It does cover the cost of cleaning for a typical 3-month lease, but guests who renew their leases and stay longer often have excessively time consuming turnovers.

Hello Derek, If you have some experience with fix and flips as an investor and a good credit score I think you can find a better rate but 12.5% isn't excessive since it's your first time.

This is going to come down to the individual and their gameplan, current financial situation, risk appetite, and so many other factors.