She needs to be a grown up and accept that she has skin in this game. 

Have you gone to many Rascals games?

SELLER CONCESSIONSSeller concessions include, but are not limited to, the following:Payment of the buyer’s VA funding feePrepayment of the buyer’s property taxes and insuranceGifts such as a television set or microwave ovenPayment of extra points to provide permanent interest rate buydownsProvision of escrowed funds to provide temporary interest rate buydowns,Payoff of credit balances or judgments on behalf of the buyerSeller concessions do not include payment of the buyer’s closing costs or payment of points as appropriate to the market.Any seller concession or combination of concessions which exceeds 4% of the established reasonable value of the property is considered excessive, and unacceptable for VA guaranteed loans. 

To collect on the personal guarantee, he would need to foreclose, establish a value, and set a loss to collect on.

It sure seems easy for "investors" to say that the people out there doing the leg work by talking to the inspectors, getting the comps, and detailing down to the screw a material list isn't doing enough to try and establish a business relationship.

It's never a good idea to just pick one and trust they'll be a good fit without a good interview.Since you're new to the game make sure to go with someone who will help you plan on top of helping you purchase.

So I take a group of 10 concurrent properties (2 rehab and 8 with established renters) and get a blanket commercial loan from a very small, local and very aggressive bank (you know aggressive as far as banks go).

Time is your greatest ally in the buy and hold real estate game.  

My usual game plan is to offer 5% below the low market comparable.  

Here's a briefing on what's going on:The Consumer Financial Protection Bureau (CFPB) issued a new rule that combines mortgage disclosures previously established by the Truth-in-Lending Act (TILA) and the Real Estate Settlement Procedures Act (RESPA) into a single rule effective October 3, 2015.