@Patrick Forelli  Really it's a question for a good real estate attorney to address.The main issue I see with the proposal is that typically conventional lenders don't loan to LLC's. 

Cash flow, we don't buy any properties less than 50% of what they're worth, all our properties we own make positive cash flow in a modest way and these tow items are deal breakers if they don't pass that's test for us on str.

Way more productive.We use letters (nice white professional letters with letterhead) for probates, where the added expense is worth it due to the value of the target.

Their long-term buy and hold has put their net worth into middle 7 figures and just with a small number of properties.

It's probably a good idea for you to also look into the valuation yourself and figure out what you think it's worth.

I am currently living in a home that is worth 725k.

Finding him is the challenge, typically your attorney can pull a lexis nexus and try and find their location to get them served. 

Are you not required to personally guarantee the loan, when you typically would with a bank?

A typical house in my portfolio would be 400k (40k down) = 360k loan @ 10% = 36k annual ... 

I’m trying to calculate the cap rate on my own to see if it’s worth the investment.